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2014/04/08 City Council Resolution 2014-034RESOLUTION NO. 2014-034 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ROHNERT PARK APPROVING A REVISED SPECIFIC PLAN FOR THE UNIVERSITY DISTRICT SPECIFIC PLAN PROJECT LOCATED SOUTH OF KEISER AVENUE, WEST OF PETALUMA HILL ROAD, AND NORTH OF COPELAND CREEK (APNS 045- 253 -007, 045- 253 -009 THROUGH -012, 045- 253 -018, 045- 262 -001 THROUGH -004, 047 - 131 -019, AND 047 - 131 -024 THROUGH -027) WHEREAS, the applicant, University District LLC filed Planning Applications proposing a General Plan Amendment (PL2012 -043), Specific Plan revision (PL2012 -044), Tentative Map (PL2013 -009), Tentative Parcel Map (PL2012 -047), Development Agreement (PL2012 -048), and related applications and approval of an Addendum to the Final Environmental Impact Report ( "EIR ") (PL2012 -045) in connection with the proposed University District Specific Plan ( "UDSP ") Project located south of Keiser Avenue, west of Petaluma Hill Road, and north of Copeland Creek (APNs 045- 253 -007, 045- 253 -009 through -012, 045 -253- 018, 045- 262 -001 through -004, 047 -131 -019, and 047 -131 -024 through -027 (the "Project "), in accordance with the City of Rohnert Park Municipal Code ( "RPMC "); and WHEREAS, on March 13, 2014 the Planning Commission held public hearings at which time interested persons had an opportunity to testify either in support or opposition to the proposal; and WHEREAS, at the March 13, 2014 hearing, the Planning Commission reviewed and considered the revised specific plan application for the proposal and recommended its approval by the City Council; and WHEREAS, the City Council reviewed and approved the Addendum to the Final EIR prepared for the Project; and has otherwise carried out all requirements of the California Environmental Quality Act ( "CEQA "); and WHEREAS, pursuant to California State Law and the Rohnert Park Municipal Code, public hearing notices were mailed to all property owners within an area exceeding a 300 foot radius of the subject property and a public hearing was published for a minimum of 10 days prior to the public hearing in the Community Voice; and WHEREAS, on April 8, 2014 the City Council held public hearings at which time interested persons had an opportunity to testify either in support or opposition to the proposal; and WHEREAS, the City Council has reviewed and considered the information contained in Planning Application No. PL2012 -044SP for the proposed revised University District Specific Plan; and WHEREAS, the City Council of the City of Rohnert Park makes the following findings: NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Rohnert Park makes the following findings, determinations and recommendations with respect to the proposed specific plan: 2014 -034 Section 1. That the above recitations are true and correct. Section 2. The City Council approved of the Addendum to the Final EIR for this Project, as described in City Council Resolution No. 2014 -032, approved on April 8, 2014 concurrently with the City Council's approval of this Resolution. Section 3. Findings. The City Council hereby makes the following findings concerning the University District Specific Plan proposed by Planning Application No. PL2012- 044SP pursuant to Rohnert Park Municipal Code section 17.06.390: 1. The specific plan or specific plan amendment is consistent with the city's general plan. Criteria Satisfied. The specific plan would implement the General Plan's goals for the University District Specific Plan Area as described in the Community Design Element. It would further implement the General Plan in that it would increase the City's existing housing stock and a proportion of units that are affordable. Under the proposed Development Agreement and specific plan, the project will comply with the goals and policies of the City's Housing Element by complying with the City's inclusionary housing ordinance. It would also develop the property with a mixed use component that is consistent with the goals and objectives of the General Plan for this area. The specific plan proposes to meet the goals of General Plan by providing for a variety of housing types including low density, medium density, rural estate and mixed use allowing attached housing. 2. The specific plan or specific plan amendment will not adversely affect the public health and safety or result in incompatible land uses. Criteria Satisfied. The specific plan is not expected to have negative impacts on the health or well being of project residents or occupants of the surrounding land uses. The proposed plan is in character with surrounding neighborhoods. New residential areas include buffers from existing City neighborhoods to reduce impacts from the new development. Mixed use and commercial uses are planned in the southeast area of the site in proximity to Sonoma State University. The project has been designed so that rural estate lots will be adjacent to rural Sonoma County lands to the west and it would be effectively buffered from the scenic corridor along Petaluma Hill Road. The proposed commercial development and recreational facilities would benefit existing residents in the area, as well as new residents of the project. 3. The specific plan or specific plan amendment provides the fi°amework to phase and pace growth within the specific plan area so as to ensure completion of ' all necessary public facilities concurrently with completion of the specific plan; or, alternately, a statement of public policy consideration can be adopted and /or an exception granted in accordance with general plan policies GM -10, GM -11, and GM -12. 2014 -034 Criteria Satisfied. The project will be phased as shown in the proposed specific plan. Each phase of the project is designed to provide for adequate infrastructure and to be integrated with existing City public improvements, as described in the specific plan. The timing of the construction of public facilities will be paced to meet the needs of the development and is called out in the project's Development Agreement, which terms are incorporated herein by this reference. 4. The specific plan or specific plan amendment identifies adequate financing mechanisms .for the infrastructure and public facilities required to support the development. Criteria Satisfied. The project will be subject to the payment of fees to provide for and maintain public infrastructure such as Public Facilities Financing Plan fees to help fund off -site improvements, City -wide and Regional Traffic fees, Pavement Maintenance fees, Public Services Impact fees, and Maintenance of on- site Infrastructure fees. These fees and funding mechanisms are also described in the Development Agreement which is incorporated by this reference. On -site improvements shall be the responsibility of the developer. 5. The proposed specific plan is consistent with the planning and prezoning designation provided for the specific plan area, pursuant to Government Code Sections 65300 and 65859, or alternatively functions as prezoning for the unincorporated territory. Criteria Satisfied. The site is zoned "Specific Plan District (SP)," which is implemented through the land use designations on the City's General Plan Land Use Diagram. The proposed Specific Plan is consistent with these designations. Section 4. A duly noticed public hearing on the proposed University District Specific Plan was held on April 8, 2014. NOW, THEREFORE, BE IT FURTHER RESOLVED, THAT the City Council of the City of Rohnert Park does hereby adopt the Findings stated hereinabove and approve Application No. PL2012 -044SP for the University District Specific Plan as provided at Exhibit A, in its entirety, which is attached hereto and incorporated by this reference. DULY AND REGULARLY ADOPTED on this 8th day of April, 2014. �YV ..� J+ne M. Buergler, City (.� erl •k CITY OF ROHN l PARK JosephTTallinan, Mayor BELFORTE: MACKENZIE: J�L STAFFORD: 01It�, AHANOTU: - �, �2 CALLINAN: f1\J V' AYES: (? ) NOES: ABSENT: ( ) ABSTAIN: ( (a ) EXHIBIT A UNIVERSITY DISTRICT SPECIFIC PLAN 2014 -034 p.s`y_y'..s; -. rr r ; r'�s r , ,' :�' . f{ASZ•>- i.+ e e ,: �� '� -� ai ��j� X11 +, ,._. Table of Contents 1. Overview of the Specific Plan ................................. ............................... 2. Executive Summary ................................................ ............................... General Description of UDSP ..................................... ............................... Specific Plan Objectives .............................................. ............................... Community Planning Goals ......................................... ............................... DevelopmentPlanning ................................................ ............................... 3. Policy Framework .................................................... ............................... General Plan Compatibility .......................................... ............................... 4. Land Use Plan ......................................................... ............................... Specific Plan Land Use Designations ......................... ............................... 5. Transportation, Utilities and Phasing ...................... ............................... Development Programs .............................................. ............................... GradingPlans ............................................................. ............................... Utility Infrastructure Systems, Generation and Demand ............................ Wastewater Generation, Hydrology / Water Quality and Water Demand.. Transportation and Circulation Infrastructure .............. ............................... Solid Waste Programs ................................................ ............................... CommunityLighting .................................................... ............................... Development Infrastructure Phasing and Residential Phasing Plan ......... 6. Parks, Open Space and Public Facilities ................ ............................... Introduction.................................................................. ............................... Parkland...................................................................... ............................... OpenSpace ................................................................ ............................... PublicFacilities ........................................................... ............................... 7. Facilities Financing Plan ......................................... ............................... General Plan Financial Criteria ................................... ............................... Development Financial Requirements ........................ ............................... FinancingMechanisms ............................................... ............................... Development Agreement ............................................ ............................... Maintenance and Service Financing Mechanisms ..... ............................... 8. Housing Program .................................................... ............................... Affordable Housing Programs ..................................... ............................... 9. Implementation Program ......................................... ............................... Introduction.................................................................. ............................... Implementing Elements ............................................... ............................... 10. Environmental Conservation Program ................ ............................... Introduction.................................................................. ............................... Summary of Biological Assessments .......................... ............................... 1 .. 3 .. 5 .. 5 .. 5 .. 6 10 12 12 15 18 20 20 20 20 27 28 36 36 36 38 38 38 39 43 44 44 44 45 45 45 46 46 47 47 47 49 49 49 Tables Table 1 Properties within the University District Specific Plan Page 5 Table 2 Relationship of the Specific Plan to the General Plan Page 13 Table 3 University District Specific Plan Land Use Page 15 Table 4 A Land Use Summary Page 17 Table 4 B Lot /Unit Count Page 17 Table 5 UDSP Wastewater Generation and Water Demand Page 27 Table 6 A UDSP Development Phasing Plan Page 36 Table 6 B UD LLC and VO Infrastructure Phasing Program Page 37 Table 7 UDSP Estimated Population Page 38 Table 8 UDSP Park Land Demand Page 38 Table 9 UDSP Public School Demand Page 43 Table 10 UDSP Affordable Housing Plan Page 46 Table 11 Jurisdictional Feature and Acreage for UD LLC and VO Page 50 Table 12 Special Status Plant Species to Occur on UD & VO Page 56 Table 13 Special Status Wildlife Species to Occur on UD & VO Page 58 Figures Figure 1 UDSP Vicinity Map Page 7 Figure 2 UDSP Aerial Map Page 8 Figure 3 Specific Plan Areas Page 9 Figure 4 UDSP Land Use Plan Page 16 Figure 5 Vast Oak Site Plan Page 19 Figure 6 VO and UD LLC Development Phasing Plan Page 21 Figure 7 VO and UD LLC Conceptual Grading Plan Page 22 Figure 8 VO and UD LLC Waste Water System Plan Page 23 Figure 9 VO and UD LLC Storm System Plan Page 24 Figure 10 VO and UD LLC Potable Water System Plan Page 25 Figure 11 VO and UD LLC Recycled Water System Plan Page 26 Figure 12A VO and UD LLC Street Sections Page 30 Figure 12B VO and UD LLC Street Sections Page 31 Figure 12C VO and UD LLC Street Sections Page 32 Figure 12D VO and UD LLC Street Sections Page 33 Figure 13 VO and UD LLC Public Transit Plan Page 35 Figure 14 VO and UD LLC Public Parks Plan Page 40 Figure 15 Bicycle and Pedestrian Circulation Plan Page 41 Figure 16 Vehicular and Pedestrian Bridges at Hinebaugh Creek Page 42 Appendices Appendix A Development Standards Appendix B Design Guidelines 2 Page 61 Page 77 1. OVERVIEW OF THE SPECIFIC PLAN The University District Specific Plan ( "Specific Plan" or "UDSP "), annexed to the City in 2007, includes five properties on 300 acres. The University District LLC ( "UD LLC ") and Vast Oak Properties ( "Vast Oak "), also known as "University Park ", consist of 87% of the UDSP while Cotati — Rohnert Park Unified School District ( "CRPUSD "), Gee, and Linden comprise the balance. The UDSP is a master planned pedestrian oriented community with that provides diverse housing and a commercial center near education and cultural facilities pursuant to General Plan policies. A specific plan is a mechanism to provide greater level of detail than provided in a General Plan for sites of interest to a city. The specific plan process provides a comprehensive development program based upon site conditions, environmental considerations and public policy. A specific plan establishes the character and location of development within an orderly program. This Specific Plan provides greater detail, establishing development based upon character, location, phasing, site and environmental conditions. The Specific Plan is organized as follows: Chapter Summary Executive Describes planning goals, implementation, schedules, and key Summary components integrated into the community design and phasing. Policy Framework Discusses the relationship between the Specific Plan and General Plan for land use, resources, infrastructure and financing. Land Use Plan Describes land use goals and designations, including density ranges, types of units, public / institutional and open space / park. Transportation, Identifies development, planning, infrastructure, as well as Utilities, Phasing identifies infrastructure needs for properties. Parks, Open Addresses impacts and mitigation of population on schools, Space, Facilities parks. Facilities Discusses financing criteria for properties to fund development Financing Plan costs and infrastructure, and long term funding for maintenance. Housing Program Addresses housing diversity goals and affordable obligations, including strategies to provide diverse housing opportunities. Implementation Describes CEQA, Specific Plan and Subdivision Map Act Program processes, as well as agreements that ensure development rights and mitigation. Clarifies design, infrastructure, and phasing. Environment Discusses the assessment of biological resources and impacts of Conservation development upon resources. 3 Appendices Appendices include the following: Appendix A - Development Standards Appendix B - Design Guidelines 2. EXECUTIVE SUMMARY General Description of UDSP The Specific Plan location is shown in Figure 1, the UDSP properties are shown in Figure 2, and the six specific plans shown in the General Plan are shown in Figure 3. The UDSP is located south of Keiser Avenue, west of Petaluma Hill Road, and north of Sonoma State University ( "SSU "), Green Music Center ( "GMC ") and Copeland Creek. Assessor's Parcel Numbers (APN) for UDSP properties are shown in Table 1. The UD LLC and Vast Oak properties have been continuously farmed for fifty years, though mass grading and wetlands construction has been implemented since 2007. The Linden property contains structures but no structures exist on the Gee property. The CRPUSD property currently is the location of a community garden. UD LLC and Vast Oak are planned for residential, mixed use, open space, basins and parks, while the land uses for the other properties are based on the General Plan land use designations. Table 1 Properties within the University District Specific Plan Properties APN Acres UD LLC 047 - 131 -026 34.34 047 - 131 -027 Vast Oak 045 - 262 -001 226.58 045 - 262 -002 045 - 262 -003 045 - 262 -004 047 - 131 -019 047 - 131 -024 047 - 131 -025 CRPUSD 045 - 253 -018 29.69 Gee 045 - 253 -009 6.94 045 - 253 -010 045 - 253 -011 045 - 253 -012 Linden 045 - 253 -007 3.06 Total 300.61 Specific Plan Objectives The plan fosters diverse residential and mixed use development, including a Commercial Center that links to SSU and the GMC. Other objectives include provision of on — site open space and detention basins, public parks, and on — site trails for pedestrian and bicycle connections that link to existing off — site trails and sidewalks that provide access to educational and cultural facilities and City neighborhoods. 5 Community Planning Goals The Specific Plan focuses on the following General Plan goals: • Locate the Commercial Center across from the GMC along Rohnert Park Expressway where it is most visible to traffic and easily accessible to GMC, SSU and UDSP neighborhoods via pedestrian, bicycle and vehicular transportation. • Link the Commercial Center with pedestrian sidewalks, bicycle trails and lanes, and roadways, reinforcing the Commercial Center and private plaza as a focal point for the Specific Plan. • Provide north — south and east — west "Linear Parkway" roadway, bicycle and pedestrian trail connections from Rohnert Park Expressway to Keiser Avenue, and from Twin Creeks Road to the Commercial Center. Provide Class 1 Bicycle trails along open space. • Provide open space with creeks, creek buffers, and wetlands at the Scenic Corridor as well as a single vehicular creek crossing at Hinebaugh Creek to reduce impacts. • Address water quality and detention impacts through on — site basins and on — lot water quality treatment measures. • Dedicate an on — site "sheet graded" Vast Oak North site to satisfy the affordable requirement of the UD LLC and Vast Oak properties. • Satisfy LID LLC and Vast Oak parkland requirements through a combination of the Vast Oak land dedication and the improvement of Vast Oak public parks and Class 1 Bicycle trails. • Satisfy CRPUSD parkland requirements with the provision of dedicated parkland within their property, while in — lieu fee payment might be an alternative for the Gee and Linden properties. • Reduce Specific Plan potable water impacts by using recycled water at front yards, landscape parkway strips, public parks, and other on -site water conservation measures. 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Specific Plan Area w, r_ y I - T Urban GrawtY Boundary _J SPECIFIC PLAN AREAS UNIVERSITY DISTRICT SPECIFIC PLAN ROHNERT PARK CALIFORNIA Development Planning The following criteria were incorporated into the Development Planning of the UDSP: • Site Constraints and Planning Criteria Planning is influenced by site constraints, maintenance standards, open space, water quality and drainage, resource agencies' criteria, and management criteria. • Infrastructure and Phasing Criteria Each property is required to have the financial capability to fund necessary infrastructure to support itself. Phasing Plans and Development Schedules will define timing and infrastructure that support each phase or property. Infrastructure for Vast Oak will facilitate its phased development and connections for UD LLC and school district property. Infrastructure for other Specific Plan properties will be defined with their development plans. • Residential Development Up to 1,645 UDSP residential units are planned, including Estate, Low, Medium -, Public / Institutional / Medium -, High - and Mixed Use Density units. Up to 1,454 UD LLC and VO units are included, while other properties units have 0 to 191 units. The minimum UDSP units would be 1,400 and the maximum is 1,645. Second units are not included in this unit count. • Mixed Use Includes a Commercial Center and private plaza that may include retail / office and other commercial uses and act as a focal point of the Specific Plan. Also includes residential as defined in the Development Standards and Land Use sections. • Parkland and Open Space Includes public parks on the Vast Oak and CRPUSD properties, as well as Class 1 Bicycle Trails. The UD LLC and Vast Oak Parkland Dedication Ordinance requirements will be satisfied on the Vast Oak properties. Open space is provided on Vast Oak and UD LLC, including Scenic Corridor wetlands along Petaluma Hill Road, Hinebaugh and Copeland Creeks and buffers, as well as open space along UD LLC. The open space will be owned, funded and maintained by the Vast Oak and UD LLC associations. • Pedestrian Oriented Planning The Specific Plan features two "Linear Parkway" streets on Vast Oak that include bike trails, sidewalks, vehicular lanes and parking, to allow and promote pedestrian, bicycle as well as vehicular traffic to connect to UDSP residences, Vast Oak parks, the UDSP Commercial Center, to Rohnert Park Expressway and Keiser Avenue. 10 • Implementation Methods Standards and policies are required to be established, including entitlement, infrastructure, phasing and development schedules that adhere to the Growth Management Ordinance. Development agreements will solidify approvals as the basis for financing and management. 11 3. POL 1 CY FRA MEWORK The City's 2020 General Plan provides policy Land Use Goals and Policies which guide site This relationship is depicted in Table 2. General Plan Compatibility framework that identifies Objectives, Themes, and community planning of the Specific Plan. The UDSP adheres to numerous General Plan goals and policies, including those found in Section 1.4 Objectives and Themes, Section 2.2 for Land Use Framework, Section 2.4 Goals and Policies: Land Use, Section 3.1 Goals: Urban Forms, Views and Edges, Section 4 Transportation, Section 4.4 Pedestrian and Bicycle Circulation, Section 5 Open Space, Parks and Public Facilities, and Sections 5.4 and 5.5, among others, for housing diversity, infrastructure, phasing, parks, maintenance, funding of infrastructure and services, drainage, open space, planning with SSU, walkable site planning with bicycle and pedestrian trails, and accessibility to parks. General Plan compatibility is achieved through the following: • Commercial Center is located across from the GMC and SSU to promote greater interaction with cultural and education facilities, while still easily accessible by vehicle, bicycle and walking for the University District Specific Plan residents. The Commercial Center is adjacent to the Scenic Corridor with a Class 1 bicycle trail so that views to the east are still maintained and available to the public. Twin Creeks Public Park is located in a centralized area of Vast Oak, its size and shape provides greater active recreational opportunities and parkland use. Keiser Avenue to Copeland Creek vehicle, bicycle and pedestrian connection is achieved with the "Linear Parkway" concept that includes bike lanes, pedestrian sidewalks, vehicle lanes and on — street parking on a north — south connection (Twin Creeks Drive) from Keiser Avenue to Rohnert Park Expressway, as well as an east — west connection from Twin Creeks Road to the Commercial Center and then south to the GMC. The Linear Parkway connects with the east — west Class 1 Bicycle Trails along Hinebaugh Creek and bicycle lanes along Rohnert Park Expressway and Keiser Avenue. Bike trails will be included in UD LLC as part of the Tentative Map process. Adhere to 200' - 0" minimum structural buffer between Redwood Park Estates and the Vast Oak West phase with no buildings in this area. The General Plan requirement of 100' — 0" has been surpassed so that no single story requirement is necessary. Adhere to the J Section buffer requirement of a 100'— 0" minimum. Two story structures are allowed behind the first residential lot adjacent to the buffer at the J Section. The Medical Center / Oakview Terrace buffer along Vast Oak West phase require a minimum 60' — 0" without buildings pursuant to General Policy CD — 7, without a single — story requirement adjacent to this building buffer. Achieve hydrology and drainage mitigation goals through on — site construction detention basins, on — site detention and / or water quality basins, on — site temporary and permanent detention basins, as well as possible off — site detention basins. 12 • Address greater housing diversity through provision of multiple residential densities, including varied lot and home sizes that address wider market areas, and affordable housing. • Continues to provide substantial open space with creeks, creek buffers and wetlands. Key elements of the General Plan found in the Specific Plan are noted in Table 2 as follows: Table 2 Relationship of the Specific Plan to the General Plan Objective Specific Plan Addresses Objective in the Following Ways Keep the City's Provide a Commercial Center with a private plaza as a focal point to attract Small — Town residents, faculty, students, and visitors to a "town center ". Maximize Feel accessibility along Rohnert Park Expressway to bolster pedestrian, bicycle and vehicle traffic, and promote greater interaction with the GMC and SSU. Establish Better Provide trails, sidewalks and bicycle lanes that link the Specific Plan at Connections with Keiser Avenue to existing trails and sidewalks that connect to SSU and Sonoma State Rancho Cotate High School. The Commercial Center will provide gathering University spaces for SSU and GMC. Increase Satisfy housing diversity by providing opportunities for singles, couples and Housing families of differing of socioeconomic backgrounds. Meet affordable Affordability and housing goals by dedicating a "sheet graded" high density residential Diversity property for development of an affordable community. Increase Open Create open space with scenic corridors and creek buffers, as well as parks Space Ratios which will be improved. The Specific Plan will include the scenic corridor within the City setback along the west side of Petaluma Hill Road. Increase Provide pedestrian and bicycle facilities that provide access to existing trails Pedestrian and and sidewalks to SSU, Rancho Cotate High School, Lawrence Jones Bicycle Access Middle School, the City Community Center, and the existing neighborhoods. Build Construct on -site and off -site infrastructure necessary to support each Infrastructure in phase, with reciprocal easements for Vast Oak phases, and stubbed Anticipation of utilities to facilitate the development of contiguous Vast Oak Phases or Future Growth other properties.. Oversize utilities as needed to serve adjoining plan areas and other properties within the Specific Plan. Establish Better Provide improvements to RPX and Keiser Avenue to serve cross — town Cross -Town connections. Provide trails, sidewalks and bicycle lanes in the Specific Plan Connections to facilitate non - motorized transportation and access to adjacent areas. Provide public transit opportunities when determined feasible by Sonoma County Transportation Authority (SCTA). Provide for Slow, Adhere to the Growth Management Ordinance as a basis for the 13 Managed, development agreements between the City and Specific Plan properties. Predictable Allow for infrastructure necessary for each phase through reciprocal and Growth easements, and facilitate development of future phases and contiguous Specific Plan properties, if feasible and reimbursement is provided. Create Options Provide Estate, Low and Mixed Use residential densities along the City's for City's Edges designated Scenic Corridor along Petaluma Hill Road, including a trail at with Soft the Commercial Center. Require view fencing at the Estate lots along the Boundaries and northerly Scenic Corridor. Scenic Corridors 14 4. LAND USE PLAN The Land Use Plan illustrates a development pattern that meets General Plan goals for location, type and density, as well as policies to promote open space, such as creeks, buffers, and scenic corridors. The Land Use Plan addresses all properties in the Specific Plan, using land use designations determined by the General Plan for properties not controlled by the applicants. Table 3 shows the breakdown of acreages, densities and units by land use designation. The Specific Plan Land Use Plan, shown in Figure 4, includes the mix and location of development types, with a further breakdown of information on Table 4. Table 3 University District Specific Plan Land Use 15 Net Estimated Units Density Housing Units in Designation Designation Acreage (units /acre) Minimum - Maximum Estate Residential 11.78 0.1-2.0 0-26 26 Low Density 66.88 4.1-6.0 200-400 382 Residential Medium Density 75.93 6.1 — 12.0 600-900 666 Residential Public / Institutional / 23.24 6.1 — 12.0 200-300 203 Medium Density Residential High Density 9.12 12.1-24.0 200-500 218 Residential Mixed Use 24.34 8.1-24.0 0- 250 150 100,000 sq ft Open Space 53.87 N/A N/A N/A Parkland 19.78 N/A N/A N/A Public / Institutional 15.67 N/A N/A N/A Total 300.61 - -- 1,400 —1,645 1,645 units 100,000 sq ft 15 3, 1 1 l P IF WF e 1. �Ar y ;Imp . 06 i TABLE LAND USE SUMMARY AREAS /DENSITY VAST OAK UNIVERSITY DISTRICT, LLC LINDEN GEE CRPUSD TOTAL ESTATE 11.78 0 0.00 0.00 0.00 11.78 LOW 52.97 0 3.06 6.94 3.91 66.88 MEDIUM 63.76 0.00 0 0 12.17 75.93 P/I /MEDIUM 0.00 23.24 0 0 0 23.24 HIGH 9.12 0.00 0 0 0 9.12 MIXED -USE 24.34 0 0 0 0 24.34 PARK 18.43 0 0 0 1.35 19.78 PUBLIC/ INSTITUTIONAL 5.73 0 0 0 9.94 15.67 OPEN SPACE 40.45 11.10 0 0 2.32 53.87 TOTAL 226.58 34.34 3.06 6.94 29.69 300.61 LOT /UNIT COUNT VAST OAK AND UDLLC OTHER TOTAL ESTATE DENSITY 26 -- 26 LOW DENSITY 304 78 382 MEDIUM DENSITY 553 113 666 P/I /MEDIUM DENSITY 203 -- 203 HIGH DENSITY 218 -- 218 MIXED USE 150 -- 150 TOTAL 1454 191 1645 UNIVERSITY DISTRICT LAND USE UNIVERSITY DISTRICT SPECIFIC PLAN CONFIGURATION, UNIT COUNT& UNIT TYPES SUBJECT TO R O H N E R T PARK CALIFORNIA CHANGE PURSUANT TO THE TENTATIVE MAP. Specific Plan Land Use Desianations Estate Residential (0.1— 2.0 du / gr. ac.) Includes Single Family Detached ( "SFD ") homes on 15,000 square foot minimum lots. Low Density Residential (4.1— 6.0 du /gr. ac.) Includes SFD homes on 4,000 square foot minimum lots. Medium Density Residential (6.1 — 12.0 du /gr. ac.) Includes SFD and Single Family Attached ( "SFA ") homes on lots up to a maximum of 5,500 square feet. Public / Institutional / Medium Density Residential (6.1— 12.0 du /gr. ac.) Includes SFD and SFA homes on lots up to a maximum of 5,500 square feet as well as open space, trails, permanent or temporary private and public storm water detention / water quality basins and facilities, including fencing, and maintenance roads. High Density Residential (12.1 — 24.0 du gr. /ac.) Includes Alley and Motor — Court SFA and Multi - Family stacked — flat, carriage, townhome, zero — lot line and condominium ownership and rental homes. Mixed Use (8.1 — 24.0 du / gr. ac.) Includes Commercial Center with commercial, office, retail, a plaza area, and Residential that includes Motor — Court SFD and SFA as well as Multi - Family stacked — flat, carriage, townhome, live / work condominium ownership and rental homes. Public / Institutional Includes public uses such as educational facilities, institutional, public infrastructure, and transportation facilities, as well as creeks, creek buffers, private and public detention and water quality basins / facilities, public streets, paved and unpaved maintenance roads, fencing, Class 1 bicycle trails, pedestrian trails, lighting, parking, signage, utilities, and roads. Open Space Includes creeks, buffers, scenic corridors, wetlands, public and private streets, paved and unpaved maintenance roads, fencing, Class 1 bicycle trails, pedestrian trails, bridges, lighting, parking, signage, benches, trash receptacles, emergency vehicle access, utilities, drainage facilities, and roads. Park Includes public parks and private recreation areas, including Class 1 bicycle trails. The standards and guidelines for implementation of land uses within these designations will be in accordance with the Development Standards found in Appendix A and Design Guidelines contained in Appendix B. An illustrative site plan for the development of University Park is shown in Figure 5. W GEE LEGEND CRPUSD KEISER AVENUE �►. ri' :Ii .�i it �� ww■ . • m m mm LOTS ■�� mmm mm ww ww ww ; =MEDIUM - MOTOR COURT SFD • • ww �� I ww ww .. �� ww ww ww =HIGH - MULTI-FAMILY mm mm APARTMENTS-218 UNITS m Owlw` izs ww ■ ■■ •• w■� ww M IXED-USE -150 LOTS mm - mm ■ ■■ mm ww =OPEN .. NO ww ww ww .� - mm PARKS � �� ww ww ww mm Em I� ■��■ i� �I� ww ww ww ■■ ■iii, a 'ice OR ■■ ■■ it �� ■ ■ ■ ■YY � — _ _- _ i II mm KISCO WELLNESS CENTER m GREEN MUSICI L CENTER T' SECTION VAST I O. CONFIGURATION, UNIT COUNT & UNIT TYPES SUBJECT TO CHANGE PURSUANT TO THE TENTATIVE MAP. UNIVERSITY DISTRICT SPECIFIC PLAN ROHNERT PARK CALIFORNIA I SUBJECT TO SECTION 8 OF THE SPECIFIC PLAN c Ch 5. TRANSPORTATION, UTILITIES AND PHASING Develooment Proarams Development programs for UDSP properties are necessary to ensure that infrastructure necessary to serve each phase and property is provided, including the "concurrency" between the demand for facilities, improvements and infrastructure, and the provision of these facilities and improvements to not impact existing infrastructure and residences in the City. Each property's Preliminary Infrastructure Plans are required to be reviewed by the City. The installation of these improvements will be on a phase — by — phase or property — by — property basis. Vast Oak and UD LLC Development Phases are shown in Figure 6. Grading Plans A preliminary Grading Plan for each Specific Plan property is required for City review. The UD LLC and Vast Oak Preliminary Grading Plan is shown in Figure 7 and is independent of the other UDSP properties. Sheet grading of a large portion of the Vast Oak properties has already occurred. Grading plans will be subject to refinement as part of the Tentative Map process. Utility Infrastructure Systems, Generation and Demand On -site infrastructure plans are required for each property and phase. UD LLC and Vast Oak Infrastructure plans are shown in Figure 8 through Figure 11, incorporating sanitary sewer, storm drainage / water quality improvements, potable water systems and recycled water systems. The final designs of infrastructure will be provided in the Tentative Map(s). Specific Plan properties will coordinate with utility providers on the installation of "dry" utilities, adhering to the standards of those utilities. When the standards of the utility companies conflict with the standards in the Specific Plan and City, the utilities' standards will be used, such as above ground transformers to avoid impact of groundwater and drainage. Off -site Infrastructure is coordinated through the Public Facilities Financing Plan (PFFP), including fee allocations for all properties. PFFP infrastructure will be funded and installed by property owners to satisfy PFFP Fee Burdens, while on -site infrastructure improvements will be installed by property owners at their cost. Specific Plan properties are responsible for their PFFP Fund Burdens without reliance on any other Specific Plan properties to provide, fund or over — size any improvements that support development of that property. 20 KEISER AVENUE LINDEN GEE CRPUSD 24 DU /AC I I i I APARTMENTS w Q a w Q 7^ REDWOOD PARK ESTATES 7TF77 L- KISCO WELLNESS CENTER I PHASING SEQUENCE BASED ON TENTATIVE MAP AND DEVELOPMENT AGREEMENT DEVELOPMENT PHASING IS SUBJECT TO REVISION 1 ASIN ROHNERT PARK EXPRESSWAY I UD LLC (PHASE 5) OPEN SPACE COPELAND CREEK TWIN CREEKS PARK VAS OAK GROVE PARK 1. OPEN SPACE —loom I OPEN SPACE 1 4 MIXED USE �M�� aaaaa as GREEN MUSIC CENTER VAST OAK AND UDLLC DEVELOPMENT PHASING PLAN UNIVERSITY DISTRICT SPECIFIC PLAN ROHNERT PARK CALIFORNIA Cam"' LINDEN EARTHWORK SUMMARY GEE J LEGEND REDWOOD PARK EXISTING CONTOUR ESTATES DAREA PREVIOUSLY GRADED � ■ � PHASE LINES SPECFIO PLAN BOUNDARY - - - - - - GRADING ADJUSTMENT AREA NOTES I. CUT /FILL OUWTII[S WILL BE FINALIZED WITH THE FINAL C DESIGN 2. CONCEPTUAL GRADING PLAN SHOWS SHEET GRADING AND 1.5' CUTS FOR THE CUT STREET SECTION. KISCO WELLNESS 3. THE UNDEN, GEE AND COTAA- ROHNERT PARK UNIFIED CENTER SCHOOL DISTRICT PROPERTIES (CRPUSD) DEVELOPMENT PLANS RAE NOT KNOWN AT THIS U.E. N O R T H KEISER AVENUE --�� —�_�� jr —� I■ !�Na ■ P 134.6 I I ' TO EMAIN NATURAL P 148.1 ■ ■ • ■ P 49.2 JIFIED TI- ROHNERT PARK ■ I z o a . , SCHOOL DISTRICT I I P 141,5 (CRPUSD) � P 133.4 „ • _ - - ion - ^I ■ t ° A I I I -• . I � ■ I■ ■ I P 144.5 I I 11 R/ P 140.0 I � P 147.0 .I I W , IN i P 127.0 ■ P 129.0 P 135.0 ■■ I a x N ■ J I I I I ■ P 12 ■ P 34.0 ■ ■ P 9.0 ' ■ P 140.2 • _ L. - - _.li � • 4Y..! � �_ �T 0 300 600 1200 i I i0 SCALE: 11T =6001 P 131.5 I P 135.5 J., SECTION VAST OAK AND UDLLC N CO EPT AL C U GRADING PLAN NIVERSITY DISTRICT SPECIFIC PLAN ROHNERT PARK CALIFORNIA ACTUAL GRADING TO BE BASED UPON THE TENTATIVE MAP. 'T1 J LINDEN GEE LEGEND Phase Line tK NOTES: 1. INFRASTRUCTURE ALIGNMENT IS SUBJECT TO THE POLICIES OF THE SPECIFIC PLAN AND CITY. 2. VAST OAK WEST WILL HAVE INFRASTRUCTURE STUBBED FOR THE ADJACENT FUTURE VAST OAK CENTRAL PHASE. 3. VAST OAK EAST AND NORTH WILL CONNECT TO INFRASTRUCTURE INSTALLED WITH VAST OAK CENTRAL. IER 4. THE UDLLC PROPERTY WILL CONNECT TOINFRASTRUCTUREINSTALLEDIN ROHNERT PARK EXPRESSWAY 5. THE DEVELOPMENT — TIMING /PHASING /LAYOUT OF THE LINDEN, GEE AND COTATI - ROHNERT PARK UNIFIED SCHOOL DISTRICT PROPERTIES IS NOT KNOWN. CONFIGURATION, UNIT COUNT & UNIT TYPES PURSUANT UPON THE TENTATIVE MAP. AVENUE 24 DU /AC APARTMENTS CRPUSD VAS OAK GROVE PARK !� �_�_ ww ww ww • �� ww ww ww • !i �A'v Iii r� I. \I Rj ww „ :ts ww � wry ww ii i�r I.1f`� ww 11 a 11O��A� �ae! HIV MIXED USE COMMERCIAL ■II ■ ■II■ -- — - - - -- I ROHNERT PARK EXPRESSWAY UDT T C GREEN MUSIC I LL CENTER VAST OAK AND UDLLC -I- WASTEWATER SYSTEM PLAN UNIVERSITY DISTRICT SPECIFIC PLAN ROHNERT PARK CALIFORNIA SUCUtUI IU JtUIIUN b OF IHt SYtU1F1U I'LAN LINDEN GEE LEGEND • -- Storm System (Conceptual) Phase Line Basin NOTES 1. INFRASTRUCTURE ALIGNMENT IS SUBJECT TO THE POLICIES OF THE SPECIFIC PLAN AND CITY. 2. VAST OAK WEST WILL HAVE INFRASTRUCTURE (INCLUDING A WATER QUALITY /DETENTION BASIN) STUBBED FOR THE ADJACENT FUTURE VAST OAK CENTRAL PHASE. 3. VAST OAK EAST AND NORTH WILL CONNECT TO INFRASTRUCTURE INSTALLED WITH VAST OAK CENTRAL. 4. THE UDLLC PROPERTY WILL CONNECT TOINFRASTRUCTUREINSTALLEDIN ROHNERT PARK EXPRESSWAY 5. THE DEVELOPMENT TIMING /PHASING /LAYOUT OF THE LINDEN, GEE AND COTATI- ROHNERT PARK UNIFIED SCHOOL DISTRICT PROPERTIES IS NOT KNOWN. CONFIGURATION, UNIT COUNT &UNIT TYPES SUBJECT TO CHANGE PURSUANT THE TENTATIVE MAP. AVENUE 24 DU /AC APARTMENTS CRPUSD OPEN SPACE � �� 11111111111111 ■1111111 � � � pp �IIIIIIIIIIII �� 11111111111111 � �� ii111111111 pp pp �� ,,.�� ►1111111 �� IIIii, II, _ =f �� ■■ i �� ii .nurll`rl�m iilaaaaaME f� i+ ■i �i i+ - �II��II�� w � ii `i ■ ■`�■ f7f71 11 ■ `iFa��F'a �� +�� I■■II■I OAK GROVE PARK Am" OPEN SPACE UD LLC GREEN MUSIC CENTER VAST OAK AND UDLLC STORM SYSTEM PLAN COPELAN CREEK UNIVERSITY DISTRICT SPECIFIC PLAN ROHNERT PARK CALIFORNIA C all �� ww ww ww ww ww ww ww ww ww ww �' ww ww ww • it w� ww �r ii�Tl iw ww �� ww ww ww �� ww ww ww � • �� ww ww ww �� ww ww ww �� ww ww ww ■n III�A� UD LLC GREEN MUSIC CENTER VAST OAK AND UDLLC STORM SYSTEM PLAN COPELAN CREEK UNIVERSITY DISTRICT SPECIFIC PLAN ROHNERT PARK CALIFORNIA C all LINDEN GEE LEGEND • • • Water System (Conceptual) Phase Line NOTES: 1. INFRASTRUCTURE ALIGNMENT IS SUBJECT TO THE POLICIES OF THE SPECIFIC PLAN AND CITY. 2. VAST OAK WEST WILL HAVE INFRASTRUCTURE STUBBED FOR THE ADJACENT FUTURE VAST OAK CENTRAL PHASE. 3. VAST OAK EAST AND NORTH WILL CONNECT TO INFRASTRUCTURE INSTALLED WITH VAST OAK CENTRAL. 4. THE UDLLC PROPERTY WILL CONNECT TO INFRASTRUCTURE INSTALLED IN ROHNERT PARK EXPRESSWAY 5. THE DEVELOPMENT TIMING/PHASING /LAYOUT OF THE LINDEN, GEE AND COTATI - ROHNERT PARK UNIFIED SCHOOL DISTRICT PROPERTIES IS NOT KNOWN. 6. VAST OAK NORTH AND VAST OAK WEST TO PROVIDE STUB CONNECTION TO CRPUSD. 0 20 N o40T H 80 SCALE: 1 " =40' CONFIGURATION, UNIT COUNT & UNIT TYPES SUBJECT TO CHANGE PURSUANT TO THE TENTATIVE MAP. AVENUE 24 DU /AC APARTMENTS Y01.4ULk x'.9l Clt LlNtl 51'l: U'10 CItYUSU I SLUM. CRPUSD I � �� 11111111111111 X1111111 � �� 111111111111 X1111111 1 • pp 111111111111 �� pp 111111111111 TWIN CREEKS �� 11111111111111 PARK � ■ �� _111111111111 � ■ �� i ii111111111 VAS ME �■ MEM iiri ii ii � " ■ ■ ■�aaaa ■�� r� it ROHNERT PARK EXPRESSWAY UD LLC COPELAND CREEK OAK GROT E — -- ■ PARK ohm M ONE �� _ ■ w ww w . Em CREEK- Em � �N� MM �. ■ �� raw LEW wry ■■ �� ■� �� &Q iw ww ■� �� ww ww ww �� ww ww ww • . ww �� ■� �� ww ww ww �� ■� �� ww ww IN ,.�MM ■ ■� ■■ ■ ■ ■I `nl n■n■■n■■n■■n■n ■aaaaaaaaa� i.w r .0 W..uW. � I�t MIXE USE GREEN MUSIC I I CENTER VAST OAK AND UDLLC POTABLE WATER SYSTEM PLAN UNIVERSITY DISTRICT SPECIFIC PLAN ROHNERT PARK CALIFORNIA I 0 EM■■NNNENENMM��I,ISER AVENUE • ■■ APARTMENTS LEGEND Recycled Water System pill Phase Line NOTES: 1. INFRASTRUCTURE ALIGNMENT IS SUBJECT TO THE POLICIES OF SPECIFIC PLAN AND CITY. 2. VAST OAK WEST WILL HAVE INFRASTRUCTURE 1 �� 11111111111111 ■1111111 .0 �� ■■ ■■ ■� ■ ` STUBBED FOR THE ADJACENT FUTURE I 1 ■ �� 111111111111 ■1111111 ■■ •• �• ■� �� ww ww ww MEN CONNECT VAST OAK CENTRAL PHASE. 3. I 1 ■ �� 111111111111 �� ■i 1' ww ww ww INSTALLED WITH VAST OAK CENTRAL. 1 pp 111111111111 .. .. ■■ .� �.�. „I = �� 4. THE UDLLC PROPERTY I 1 ■ �� ■ �� w wwi ww TO INFRASTRUCTURE INSTALLED IN �� 1 �� 11111111111111 ROHNERT PARK EXPRESSWAY �� !si.-�i i� ■■ 1 � �� 11!111111111 5. THE DEVELOPMENT ... TIMING/PHASING/LAYOUT OF THE �� iilii111111111 �� M..... ww ww ww LINDEN, • • ' • �1:1111111 �!� �� ■■ MM PARK PROPERTIES IS NOT KNOWN. VAS 6. VAST OAK NORTH • PROVIDE CONNECTION TO , �� 1111■ �� ±,i�� a si�un i �t•� �sn��n��n��n�a N O R T H 0 20 40 80 Mini SCALE: 1 " =40' CONFIGURATION, UNIT COUNT & UNIT TYPES SUBJECT TO CHANGE PURSUANT TO THE TENTATIVE MAP. UD LLC -T - - - GREEN MUSIC I I CENTER VAST OAK AND UDLLC RECYCLED WATER SYSTEM PLAN UNIVERSITY DISTRICT SPECIFIC PLAN —J.�ROHNERT PARK CAL I IFORNIA c Wastewater Generation, Hydrology / Water Quality and Water Demand Wastewater Generation Wastewater infrastructure will address demand identified by the 2006 UDSP EIR for each dwelling unit and the commercial areas. UDSP properties will generate an estimated wastewater demand shown in Table S. Figure 8 indicates the wastewater infrastructure for Vast Oak. Hydrology and Water Quality Drainage mitigation measures are required so that UDSP post - development downstream impacts match UDSP pre — development impacts, as well as follow City and SCWA Design criteria. UD LLC and Vast Oak propose detention and water quality improvements as shown on Figure 9, pursuant to the existing conditions defined in the August 2013 ENGEO Hydrologic Evaluation and approved by the City Engineer. Water Quality mitigation, including construction and post — development treatment, will adhere to the requirements of the Regional Water Quality Control Board ( "RWQCB "). These on — Site UD LLC and Vast Oak detention basins mitigate the post — development impervious surface impacts of UD LLC and Vast Oak. Additionally, a 10 acre portion of the UD LLC property will be used as either a temporary or permanent detention basin that mitigates the PFFP requirements for UDSP. Water Demand UDSP properties will adhere to potable water demand projections of the 2005 Water Supply Assessment and 2006 UDSP EIR, which allowed up to 458,810 gpd of potable water demand. UDSP properties will implement water conservation methods to reduce water demand, including high efficiency appliances, low — flow toilets, and recycled water irrigation at parks, parkways, and front — yards. UDSP properties may generate water demand per the January 2011 City Engineer projections shown in Table 5. The December 2012 John Nelson study indicates that water conservation measures could reduce UDSP water demand to under 310,000 gpd. Figures 10 and 11 indicate the potable water and recycled water infrastructure for Vast Oak. Table 5 UDSP Wastewater Generation and Water Demand SP Waste- Total Water Total Development Unit Total du's water Estimated Rates Estimated Properties Type(s) Rates Wastewater (gpd) Water (gpd) Generation Demand UD LLC SFD 203 203 41,209 287 58,261 SFD 1,033 203 209,699 287 296,471 MF 218 143 31,191 143 31,191 VAST OAK Comm. 100,000 sf 0.05 5,000 0.05 5,000 245,890 332,662 CRPUSD SFD 133 203 26,999 287 38,171 GEE SFD 42 203 8,526 287 12,054 LINDEN SFD 16 203 3,248 287 4,592 TOTAL S P - -- 1,645 - -- 325,872 - -- 445,740 units gpd gpd gpd = gallons per day sf = square feet Table 5 does not include Nelson's conservation measures 27 Transportation and Circulation Infrastructure Street sections in Figures 12A through 12D indicate designs for UD LLC and Vast Oak that replace the City's Manual of Standards and Municipal Code for these properties. The remaining UDSP properties may use the following or adhere to the City's Manual of Standards. Summary of Street Section Types Private Lane at Residential Lots at Alleys: The private drive aisle shall be 20 -24' wide with rolled curb and gutter and a minimum 3' driveway apron or landscape pocket. Maintenance of the drive aisle shall be by the Homeowner's Association (HOA), with either HOA ownership of the drive aisle or HOA granted easement maintenance rights over the drive aisle. Landscape pockets outside of fenced areas within private lots along drive aisle will be maintained by the HOA. Drive aisle paving is allowed to be a minimum of 20' wide between residential lots, within a minimum of 26' separation between garage doors of residential structures, per the Residential and Mixed Use Development Standards. Drive aisle will have a minimum paved width of 24' at the intersection with a public street, allowing for necessary turning radius for emergency vehicles and trash vehicles. No parking is allowed on the drive aisle, though access to garage parking and open parking within the private lots is accessed through the drive aisle. See Figure 12A -1A. Private Lane at Residential Lots at Motor Courts: The private drive aisle shall be 20 -24' wide with rolled curb and gutter and a minimum 18' full driveway, a 3' driveway apron or landscape pocket. Maintenance of the drive aisle shall be by the HOA, with either HOA ownership of the drive aisle or HOA granted easement rights for maintenance over the drive aisle. Front yard or side yard landscape areas outside of fenced areas within private lots along drive aisle will be maintained by the HOA, using the HOA recycled water if feasible. Drive aisle paving is allowed to be a minimum of 20' wide between residential lots, within a minimum of 26' separation between garage doors of residential structures, per the Residential and Mixed Use Development Standards. Drive aisle will have a minimum paved width of 24' at the intersection with a public street, allowing for necessary turning radius for emergency vehicles and trash vehicles. No parking is allowed on the drive aisle though access to garage parking and open parking within the private lots is accessed through the drive aisle. See Figure 12A -1 Band 12A -1 C. • Local Neighborhood Street: The curb -to -curb— shall be 32', with 10' drive lanes and 6' parking lanes on both sides of street. The right -of- way width shall be 42' to 68', with 4.5' to 10' parkway strip / top of curb and 4' to 8' sidewalks on each side of street. See Figure 126- 2. • Local Neighborhood Street with Open Space or Buffer: The curb -to -curb shall be 32', with 10' drive lanes at both sides of street. The Open space or Buffer side of the street may include 4.5' parkway strip and an 8' Class 1 Bicycle trail and 2' shoulders, but no on — street parking. The Residential side of street will include a 4.5' to 10' parkway strip, a 4' to 8' sidewalk, on- street parking, with a 37.5' and 42.5' right — of — way width. See Figure 12B -3. • Local Minor Street: The curb -to -curb width shall be 36', with 10' drive lanes and 8' parking lanes at both sides of street. The Residential side of street shall have a 4.5' to 10' parkway strip and a 4' to 6' sidewalk. The Residential / Commercial side of the street shall have a 4.5' ?w to 6' parkway strip and a 4' to 10' sidewalk, with a 52.5' and 68' right — of - way. See Figure 12C -4. Local Minor Street with Bicycle Lanes: The curb -to -curb width shall be 46' with 10' drive lanes, 5' bicycle lanes, and 8' parking lanes on both sides of street. The Residential side of street shall have 4.5' to 10' parkway strip and 4' to 8' sidewalk. The Residential / commercial side of street shall have a 4.5' to 10' parkway strip and a 4' to 8' sidewalk, with a 56.5' and 80' right — of - way. See Figure 12C -5. • Rohnert Park Expressway: The curb -to -curb width shall be 72' minimum , with a 16' or wider median with a 11' turn pocket, two 11' drive lanes and a 6' bicycle lane on both sides of street, a 10' parkway strip and a 6' sidewalk on both sides of street, with a 104' right -of- way. See Figure 12D -6. Keiser Avenue: The curb -to -curb width shall be 34', with 12' drive lanes and a 5' bicycle lane on each direction of traffic. 5' parkway strip and 6' sidewalk on both sides of street, within a 56' right -of -way. The northerly curb and gutter, parkway strip and sidewalk will be installed by the Northeast Specific Plan as part of that development. See Figure 12D -7 which indicates the full street section to be installed by UDSP properties under their PFFP obligations. • Minor variations from these street sections can be allowed with individual Tentative Maps subject to City approval. 29 FIGURE 12A 26' CLEAR AT GROUND AND SECOND LEVEL R/W R/W RESIDENTIAL 20' -24' PRIVATE DRIVE RESIDENTIAL DRIVEWAY APRON OR 3' MIN INSTALL ROLLED �1 3' MIN DRIVEWAY APRON OR LANDSCAPE POCKET CURB AND GUTTER (z) LANDSCAPE POCKET SEE DETAIL SHEET 3 29 PRIVATE LANE �n1 AT RESIDENTIAL LOTS lly (BASED ON CITY STANDARD 202) NTS (SEE DEVELOPMENT STANDARDS SECTION IN THE UDSP SPECIFIC PLAN) 26' MINIMUM CLEARANCE FROM GARAGE DOORS AT GROUND LEVEL R/W R/W RESIDENTIAL 20' -24' PRIVATE STREET RESIDENTIAL FULL DRIVEWAY 18' MIN INSTALL ROLLEDQO 18' MIN FULL DRIVEWAY CURB AND GUTTER (2) DRIVEWAY APRON 3' MIN SEE DETAIL SHEET 3 3' MIN 29 DRIVEWAY APRON PRIVATE LANE �D1 AT 4 -PACK MOTOR COURT LOTS 1 (BASED ON CITY STANDARD 202) NTS (SEE DEVELOPMENT STANDARDS SECTION IN THE UDSP SPECIFIC PLAN) 26' MINIMUM CLEARANCE FROM GARAGE DOOR R/W R/W RESIDENTIAL 20' -24' PRIVATE STREET RESIDENTIAL DRIVEWAY APRON OR 3' MIN INSTALL ROLLEDR 3' MIN DRIVEWAY APRON OR CURB AND GUTTER z LANDSCAPE POCKET SEE DETAIL SHEET 3�" 1 LANDSCAPE POCKET PRIVATE LANE AT 6 -PACK MOTOR COURT LOTS 1 (BASED ON CITY STANDARD 202) NTS (SEE DEVELOPMENT STANDARDS SECTION IN THE UDSP SPECIFIC PLAN) NOTES. (1) DRAIN THE ALLEY OR MOTOR COURT DRIVE AISLE FROM SIDE TO SIDE (SHEET FLOW), WHICH DIFFERS FROM CITY DETAIL STD -202 WHICH SHOWS DRAINAGE DIRECTED TO A VALLEY CUTTER DOWN THE MIDDLE OF THE ALLEY. (2) IN PLACE OF CONCRETE HEADERS (DETAIL STD -202), USE A ROLLED CURB. - LIGHTING WILL BE PROVIDED FROM FIXTURES MOUNTED ON THE HOUSES MEETING THE MINOR STREET'S REQUIREMENTS. UTILITIES WITHIN THE ALLEY AND MOTOR COURTS WILL BE PRIVATE - HORIZONTAL CURVE RADII LESS THAN 200' BUT THE RADII IS LARGE ENOUGH TO ALLOW FOR FIRE AND GARBAGE ACCESS. - ON LOT PARKING SHALL BE ACCESSED FROM THE ALLEY. MINOR VARIATIONS FROM THESE STREET SECTIONS CAN BE ALLOWED WITH INDIVIDUAL TENTATIVE MAPS SUBJECT TO CITY APPROVAL. VAST OAK & UDLLC STREET SECTIONS UNIVERSITY PARK SPECIFIC PLAN ROHNERT PARK CALIFORNIA FIGURE 12B m_ R_m' CONCRETE CONCRETE SIDEWALK SIDEWALK 6' 10' 10' 6' PARKING DRIVE LANE DRIVE LANE PARKING VARIES VARIES VARIES VARIES 32' CURB TO CURB S /WC1 RESIDENTIAL 42' -68' RIGHT OF WAY (VARIES) RESIDENTIAL R/W R/W NEIGHBORHOOD STREET (BASED ON CITY STANDARD 200D) G NTS NOTES. (1) PLANTER STRIP (WIDTH VARIES) HAVE BEEN ADDED AT MOST STREETS (EXCEPT FOR FRONT OF ALLEY LOADED PRODUCT) WHICH DIFFERS FROM CITY DETAIL STD -200D (2) SIDEWALKS ARE SEPERATED TO ALLOW FOR PLANTER STRIPS WHICH DIFFERS FROM CITY DETAIL STD -200D. — NECKING DOWN (BULB —OUTS) HAVE BEEN PROPOSED AT CERTAIN INTERSECTIONS ONLY. — SIDEWALK WIDTH IS A MAXIMUM OF 8', IN SOME LOCATIONS, MONOLITHIC SIDEWALKS WILL BE PROVIDED AND A PLANTER STRIP MAY NOT BE PRESENT 0 0 BIKE LANE CONCRETE 12' 12' 10' 6 SIDEWALK ' PATH DRIVE LANE DRIVE LANE PARKING VARIES VARIES 45 0.5 28' CURB TO CURB 4.5 -10' 4' -5' L/S L /S(2) S/W OPEN SPACE 37' — 435 RIGHT OF WAY (VARIES) RESIDENTIAL R/W R/W NEIGHBORHOOD STREET W/ OPEN SPACE TRAIL 3 NTS NOTES: (1) PARKING HAS BEEN ELIMINATED ADJACENT TO OPEN SPACE PARCEL. (2) PLANTING STRIP HAS BEEN ADDED TO OPEN SPACE FRONTAGE WHICH DIFFERS FROM CITY DETAIL STD -200D. (3) IN PLACE OF A SEPARATED SIDEWALK A CLASS I TRAIL HAS BEEN PROPOSED. THIS DIFFERES FROM CITY DETAIL STD -200D. (4) THE PLANTER STRIP ON THE OPEN SPACE SIDE IS PROPOSED TO CONTAIN A BIO— SWALE. TO ALLOW FOR STORM WATER TO ENTER THE SWALE, A CONCRETE BAND HAS BEEN PROPOSED IN PLACE OF THE CITY STANDARD CURB. THIS DIFFERS FROM CITY DETAIL STD -2001. — NECKING DOWN (BULB —OUTS) HAVE BEEN PROPOSED AT CERTAIN INTERSECTIONS ONLY. — SIDEWALK WIDTH IS A MAXIMUM OF 5'. IN SOME LOCATIONS, MONOLITHIC SIDEWALKS WILL BE PROVIDED AND A PLANTER STRIP MAY NOT BE PRESENT— TO BE REFINED WITH THE TENTATIVE MAP VAST OAK & UDLLC STREET SECTIONS MINOR VARIATIONS FROM THESE STREET SECTIONS UNIVERSITY PARK SPECIFIC PLAN CAN BE ALLOWED WITH INDIVIDUAL TENTATIVE R O H N E R T PARK CALIFORNIA MAPS SUBJECT TO CITY APPROVAL. 01 -27 -2014 7 56— Amanda Ka,,hetsU \19539 \PLANNING \SPECIFIC PLAN EXHIBITS \2014 \FIG 12— STREETSECTIONS.DWG FIGURE 12C CONCRETE CONCRETE SIDEWALK g' 10' 10' 8' SIDEWALK VARIES VARIES PARKING DRIVE LANE DRIVE LANE PARKING VARIES VARIES 6 -10' 4.5' -10' 36' CURD TO CURB ¢. '— 5' -10' LANDSCAPE LANDSCAPE I SIDEWALK RESIDENTIAL 525 — 68' RIGHT OF WAY (VARIES) RESIDENTI MINOR STREET �1 (BASED ON CITY STANDARD 200E) 4 NTS NOTES: (1) PLANTING STRIPS HAVE BEEN ADDED, AND WILL BE USED AS A BIO— SWALES. THIS DIFFERS FROM CITY DETAIL STD -200E- (2) TO ALLOW FOR A PLANTER STRIP A SEPARATE SIDEWALK IS PROPOSED. — NECKING DOWN (BULB —OUTS) HAVE BEEN PROPOSED AT CERTAIN INTERSECTIONS ONLY. — SIDEWALK WIDTH IS MAXIMUM OF 10' — IN SOME LOCATIONS, MONOLITHIC SIDEWALKS WILL BE PROVIDED AND A PLANTER STRIP MAY NOT BE PRESENT— TO BE REFINED WITH THE TENTATIVE MAP SIDEWALK 8' 5' 10' 10' S' S' SIDEWALK PARKING BIKE DRIVE LANE DRIVE LANE BIKE PARKING VARIES VARIES VARIES VARIES 5' -10' 4.5' -10' 46' CURB TO CURB 4.5' -10' 5' -10' SIDEWALK LANDSCAPE LANDSCAPE SIDEWALK RESIDENTIAL 65' — 86' RIGHT OF WAY (VARIES) RESIDENT COMMERC R/W R/W MINOR STREET WITH BIKE LANES J (BASED ON CITY STANDARD 200E) NTS NOTES: (1) PLANTING STRIPS HAVE BEEN ADDED, AND WILL BE USED AS A 3I0— SWALES. THIS DIFFERS FROM CITY DETAIL STD -200E. (2) TO ALLOW FOR A PLANTER STRIP A SEPARATE SIDEWALK IS PROPOSED. — BIKE LANES HAVE BEEN ADDED TO CERTAIN MINOR STREETS WHICH DIFFERS FROM CITY DETAIL STD -200E. — SIDEWALK WIDTH IS MAXIMUM OF 10' — IN SOME LOCATIONS, MONOLITHIC SIDEWALKS WILL BE PROVIDED AND A PLANTER STRIP MAY NOT BE PRESENT— TO BE REFINED WITH THE WILL MAP VAST OAK & UDLLC STREET SECTIONS MINOR VARIATIONS FROM THESE STREET SECTIONS UNIVERSITY PARK SPECIFIC PLAN CAN BE ALLOWED WITH INDIVIDUAL TENTATIVE R O H N E R T PARK CALIFORNIA MAPS SUBJECT TO CITY APPROVAL. 01 -27 -2014 7 56— Amanda Ka,,hetsU \19539 \PLANNING \SPECIFIC PLAN EXHIBITS \2014 \FIG 12— STREETSECTIONS.DWG REFERENCES: IMAGES: FIGURE 12D VARIES 16.0' MIN BIKE 11.0' 11.0' 28.0' TRAVEL WAY 10.0' NE (z) AUTO LANE AUTO LANE SIDEWALK LANDSCAPE 72.0' CURB TO CURB RESIDENTIAL 104.0' CITY RIGHT OF WAY (ACTUAL ROW 116) ROHNERT PARK EXPRESSWAY �� TYPICAL V (BASED ON CITY PFFP STANDARDS)(') NTS NOTES (1) THE PROPOSED SECTION IS BASED ON PFFP SECTIONS WHICH DIFFERS FROM CITY DETAIL STD -2001) (2) BIKE LANES ARE PROPOSED TO BE 6' WIDE (1' WIDER THAN CITY DETAIL STD -2001) (3) PLANTER STRIPS TO BE USED AS BIO— SWALES IN CERTAIN LOCATIONS. 6.0' 1 5.0' 1 50' 1 12 12' 1 5.0' 10.0' 1 6.0' RESIDENTIAL FUTURE PERMANENT CURB, GUTTER, SIDEWALK, AND PARKWAY BY NORTHEAST IRE PLAN NOT A PART OF THE UNIVERSITY DISTRICT SPECIFIC PLAN 10.5' VAST OAK & UDLLC STREET SECTIONS MINOR VARIATIONS FROM THESE STREET SECTIONS UNIVERSITY DISTRICT SPECIFIC PLAN CAN BE ALLOWED WITH INDIVIDUAL TENTATIVE R O H N E R T PARK CALIFORNIA MAPS SUBJECT TO CITY APPROVAL. 01 -27 -2014 1:28pm Amanda Karchefsl8: \19539 \PLANNING \SPECIFIC PLAN EXHIBITS \2014 \FIG 12— STREETSECTIONS.DWG REFERENCES: IMAGES: 45.0' RIGHT OF WAY NORTHEAST RESIDENTIAL KEISER AVENUE SPECIFIC PLAN SOUTH SIDE NORTH SIDE TYPICAL (BASED ON CITY PFFP STANDARDS)(') NTS NOTES (1) THE PROPOSED SECTION IS PER THE OCTOBER 2011 PEEP. (2) A 5' WIDE PLANTER STRIP HAS BEEN ADDED TO THE UNIVERSITY DISTRICT SPECIFIC PLAN SIDE OF THE STREET. (3) CURB ADJACENT SIDEWALK ALONG SOUTH SIDE OF KEISER AVE AT SCENIC CORRIDOR (VAST OAK NORTH) WETLANDS (4) IMPROVEMENTS ALONG THE NORTHSIDE OF THE ROAD (CURB, GUTTER, SIDEWALK, ETC_) TO BE INSTALLED WITH THE NORTHEAST SPECIFIC PLAN AREA. MATCH THE CITY PREP STANDARDS VAST OAK & UDLLC STREET SECTIONS MINOR VARIATIONS FROM THESE STREET SECTIONS UNIVERSITY DISTRICT SPECIFIC PLAN CAN BE ALLOWED WITH INDIVIDUAL TENTATIVE R O H N E R T PARK CALIFORNIA MAPS SUBJECT TO CITY APPROVAL. 01 -27 -2014 1:28pm Amanda Karchefsl8: \19539 \PLANNING \SPECIFIC PLAN EXHIBITS \2014 \FIG 12— STREETSECTIONS.DWG REFERENCES: IMAGES: Street Names and Signage Consistent with City policy, UD LLC street names start with the letter "I ", while Vast Oak street names start with letters "K" below Hinebaugh Creek and "O" above Hinebaugh Creek. Street addresses are required at the front of units and at the rear of alley loaded homes. Alleys, lanes, motor — court drive aisles, and other private streets will have street names and second units will have addresses visible from the alley and public streets. Street, traffic control and other signage will match existing City standards. Traffic Studies Each property will address traffic mitigation measures applicable to that property as identified in the UDSP EIR for development and improvement installation, including PFFP infrastructure. Sidewalks and ADA Specific Plan properties will meet the requirements of the Americans with Disabilities Act ( "ADA "). Public Transit Potential Public Transit locations are shown in Figure 13, with bus stops and transit routes in Vast Oak and along Rohnert Park Expressway near the Commercial Center and GMC. The UDSP public transit system, including bus stops, must be as approved by SCTA through the Tentative Map processes and will be subject to the SCTA requirements. Providing transit connections to the High Density Residential site in Vast Oak North will be emphasized. Alternate Methods of Transportation Sidewalks and trails are shown in Figure 15 and tie to City trails, connect to Petaluma Hill Road and Keiser Avenue. Trails are discussed in Parks, Open Space and Public Facilities Section. Air Quality and Congestion Management The Specific Plan and General Plan encourage the reduction of vehicular traffic impacts on air quality and congestion management, as well as promoting pedestrian and bicycle transportation. Public transit near the Commercial Center may reduce reliance upon vehicular transportation and placement of transit stops near the Commercial Center and GMC will facilitate pedestrian access to educational and cultural facilities, reducing impacts generated vehicular traffic. Postal Service Coordination of mail delivery, mailbox locations, mailbox types, and postal service issues are subject to the approval of the U. S. Postal Service prior to the delivery of postal service to the Specific Plan properties. The requirements of the Postal Service will supersede standards, excepting public safety, for delivery of postal services in the Specific Plan. Each property will provide a mailbox location layout as part of their Tentative Map submittal. 34 LINDEN GEE LEG University District Specific Plan Boundary ' m m m m Local Bus Route (Conceptual) Indicates Regional Bus Stops (Conceptual) NOTE LTHESE BUS STOP LOCATIONS AND TRANSIT ROUTES ARE CONCEPTUAL AND SUBJECT TO FINAL APPROVAL BY SCTA. 2. THE DEVELOPMENT TIMING/PHASING /LAYOUT OF THE LINDEN, GEE AND COTATI - ROHNERT PARK UNIFIED SCHOOL DISTRICT PROPERTIES IS NOT KNOWN. CONFIGURATION, UNIT COUNT &UNIT TYPES SUBJECT TO CHANGE PURSUANT TO THE TENTATIVE MAP, BASIN I 1 COTATUROHNERTPARK UNIFIED SCHOOL DISTRICT -0 AVENUE 24 DU /AC OAK GROVE APARTMENTS PARK [I [I r— oil IfLil I 1� 1 I fi 1 r I OPEN SPACE ir I� O c4 Ix OPEN SPACE a �W MIXED USE 1H "��ji � U I mw�- i I RT— H&K1✓XPRESSV — — — — �C 7 I GREEN MUSIC C NTER UD LLC I I VAST OAK & UDLLC PUBLIC TRANSIT PLAN UNIVERSITY DISTRICT SPECIFIC PLAN ROHNERT PARK CALIFORNIA C w Solid Waste Programs Solid waste pickup has been coordinated with the disposal company regarding construction debris and long term service. Solid waste disposal and recycling pickup will be from public streets in front of residences fronting public streets and motor — courts fronting public streets. Solid waste pickup will be within alleys for multi — family and alley loaded homes, as well as from private drives for commercial and multi - family, subject to the refuse company's confirmation that such pick — up is available during the Improvement Plan process. Community Lighting Minimize lighting impacts while achieving lighting standards for streets and trails, including using shields to reduce impacts at open space. Use City standards for fixtures and poles maintained by the City, and wall mounted lighting at homes along alleys maintained by an association. Development Infrastructure Phasing and Residential Phasing Plan Infrastructure must be feasible and not rely on other properties. Development Phasing Plans for the UDSP properties are shown in Table 6 A while the UD LLC and Vast Oak Phasing are shown in Figure 6 and the UD LLC and Vast Oak Off — Site / PFFP and On — Site Infrastructure Phasing Program shown on Table 6 B. The Infrastructure Phasing Program is required with the Tentative Map and identifies the schedule for infrastructure and provides the basis for the financial feasibility of each phase, while subject to the Development Agreement. Construction and sales phasing plans are at the sole discretion of the property owner as to number and size of phasing and sequence, and are not subject to review or approval by the City. Table 6A UDSP Development Phasing Plan SP Development Properties Estate Low Medium High P / I / Medium Mixed Use Total UD LLC 0 0 0 0 203 0 203 VAST OAK 26 304 553 218 0 150 1,251 CRPUSD 0 20 113 0 0 0 133 GEE 0 42 0 0 0 0 42 LINDEN 0 16 0 0 16 TOTAL SP 26 382 666 218 203 150 1,645 100,000 square foot Commercial Center located in Vast Oak East. 36 Table 613 University District Specific Plan — UD LLC and Vast Oak Properties Off —Site / PFFP and On —Site Infrastructure Phasing Program Infrastructure 1st Phase Later Phases Vast Oak Vast Oak Vast Oak Vast Oak UDLLC West Central East North Roadways • Use existing • Commence Connect to Connect . Connect • Commence . Connect to & Traffic Rohnert Park south side RPX north — side to north to north Keiser south side Control Expressway from Snyder to and south — side and side and Phase1 from of RPX. Devices (TCD)* (RPX) for 1st PHR by 8001h side RPX south south — Snyder to • Modify 400 Certificate Market Rate intersection side RPX side RPX Park, TCD at TCD at of Occupancy (MR) bldg. s at Phase. intersectio intersectio Keiser / RPX and •Commence permit. Install In ns at ns at Snyder, and UD. construction of .Install RPX / VO Tract Phase. Phase. bridge / road Install In- north — side perm. south Phase, Install In Install In- to Keiser Tract RPX from side TCD with connect to Tract Tract prior to 8501h Phase Snyder to south side earlier Phase, Phase, MR bldg. roadways. Petaluma Hill roadway. Phase and connect to connect to permit. Road (PHR) by . Modify stub for earlier earlier . Commence 25`h MR bldg. RPX/Snyder & future Phase Phase Keiser Phase permit. RPX/PHR Phase. and stub and stub 2 to PHR and • Install RPX intersections for future for future TCD at north — side with south — Phase. Phase. Keiser /PHR. and temp. side RPX . Install In south —side roadways. Tract Phase TCD with north and connect — side roadway. to earlier Phase. Potable / • Install Water • Install Water Install In- • Install In- . Install In- . Install In- . Install In- Recycled Water* Transmission / Transmission / Tract Tract Tract Tract Phase Tract Distribution Distribution lines Phase Phase Phase utilities, Phase lines in RPX to to Potable utilities, utilities, utilities, connect to utilities, 16t Phase. Water Tank and connect to connect to connect to earlier connect to • Install Water construct RPX lines, RPX lines, RPX lines, Phase. RPX lines. Trans. / Distr. Potable Water connect to connect to connect to lines in RPX to Tank prior to earlier earlier earlier PHR as part of 400th bldg.. Phase and Phase Phase RPX north — permit. stub for and stub and stub side roadway. future for future for future Phase. Phase. Phase. Sewer* • Fund East Side • Fund ESTS Install In- . Install In- . Install In- . Install In- . Install In- Trunk Sewer North Reach Tract Tract Tract Tract Phase Tract (ESTS) North and use after Phase Phase Phase utilities, Phase Reach and use 400th MR bldg. utilities, utilities, utilities, connect to utilities, after 400`h MR permit. connect to connect to connect to earlier connect to bldg. permit. RPX, RPX, RPX, Phase. RPX. • Alternate connect to connect to connect to connect to earlier earlier earlier Kisco or new Phase and Phase Phase RPX sewer to stub for and stub and stub Vast Oak (VO) future for future for future West Phase. Phase. Phase. Storm* • Install VO West • Coordinate with Install In- • Install In- . Install In- . Install In- . Construct Water Quality Sonoma County Tract Tract Tract Tract Phase UD WQ / (WQ) / Water Agency Phase Phase Phase utilities, Detention Detention Basin (SCWA) on utilities, utilities, utilities, connect to Basin. in VO 1st upstream connect to connect to connect to VO West . Construct Phase. Copeland VO West VO West VO West Basin, stub 10 acre UD • Construct temp. Detention Basin. Basin, stub Basin, Basin, for future temp. basin on UD for future stub for stub for Phase. Basin or LLC. Phase. future future SCWA Phase. Phase. upstream Basin. * Certain improvements are subject to PFFP credits installed by developer. VO West is anticipated as the 16t phase, with VO Central as the 2nd VO East as the 3'd, VO North as the 4`h and UD LLC as the last. Timing of completion of improvements is shown in Exhibit C -1 of the Amended and Restated Development Agreement. 37 6. PARKS, OPEN SPACE AND PUBLIC FACILITIES Introduction Development generates impacts based upon estimated population assumptions shown in Table 7. Table 7 UDSP Estimated Population SID Unit Total du's PO Total Development T e s Type(s) Total du's U' nit Rate /U Estimated Properties Park Ac. UD LLC SFD Pop UD LLC SFD 203 3.20 649.60 1,033 SFD 1,033 3.20 3,305.60 VAST OAK MF 218 2.00 436.24 2.18 1,251 - -- 3,741.84 CRPUSD SFD 133 3.20 425.60 GEE SFD 42 3.20 134.40 LINDEN SFD 16 3.20 51.20 TOTAL SP - -- 1 1,645 - -- 1 5,002.64 Parkland Parkland requirements can be met by dedicating parkland acreage, Class 1 Bicycle Trails, and private recreation areas, as well as improving these areas. Table 8 indicates the required parkland acreage for UDSP properties. Figure 14 indicates the Vast Oak areas that satisfy UD LLC and VO requirements. Public parks will be dedicated to and maintained by the City. Class 1 Bicycle Trails throughout VO and UD LLC will be owned by the City but maintained by the VO and UD LLC Association. VO Class 1 Bicycle Trails are located along both sides of Hinebaugh Creek, shown in Figure 15, and will connect to existing City trails at the south side of Hinebaugh Creek west of Vast Oak. A vehicular / pedestrian / Class 1 Bicycle Trail bridge across Hinebaugh Creek, shown in Figure 16, will be located at the westerly portion of Vast Oak North and built as part of Vast Oak North Phase 1. UD LLC Class 1 Bicycle Trails will be proposed with its Small Lot Tentative Map. Table 8 UDSP Park Land Demand SP Development Unit Total du's Commercial Park Required Properties Type(s) Sq. Ft. Rates /Ac. Park Ac. UD LLC SFD 203 0 0.016 3.25 SFD 1,033 0 0.016 16.53 VAST OAK MF 218 0 0.010 2.18 Comm. - - -- 100,000 1.00 0.40 1,251 100,000 - -- 19.11 CRPUSD SFD 133 0 0.016 2.13 GEE SFD 42 0 0.016 0.67 LINDEN SFD 16 0 0.016 0.26 TOTAL SP - -- 1,645 100,000 - -- 25.41 Open Space Open space may include among others, creeks, buffers, scenic corridors, wetlands, drainage facilities, public streets, maintenance roads, fencing, Class 1 bicycle and pedestrian trails, bridges, lighting, parking, benches, trash receptacles, vehicle access, utilities, and roads. UDSP open space areas are shown on Figure 4. 39 LINDEN GEE LEGEND PUBLIC PARKS NOTE: I. PUBLIC PARKS WILL BE DETERMINED DURING THE TENTATIVE MAP PROCESS, 2. DEVELOPMENT TIMING /PHASING /LAYOUT OF THE LINDEN, GEE AND COTATI- ROHNERT PARK UNIFIED SCHOOL DISTRICT PROPERTIES IS NOT KNOWN. N O R T H 0 300 600 1200 1 milli SCALE: 1 " =600' J K ISER AVENUE CRPUSD VAST OAK r— NORTH =or ' ` E C HINEBAUGH CREEK I I VAST OAK EAST VAST OAK W WEST Lo ml a VAST OAK CENTRAL INERT PARK EXPRESSWAY T UD LLC GREEN MUSIC CENTER VAST OAK AND U LC PUBLIC PARKS PLAN coPUNIVERSITY DISTRICT SPECIFIC PLAN ROHNERT PARK CALIFORNIA c rT FT r LINDEN GEE LEGEND _ PUBLIC PARKS 0 CREEKS, WETLANDS, AND OPEN SPACE LAWRENCE E. JONES 0 MIXED USE /COMMERCIAL MiDDLESCHOOL =BICYCLE LANES IN PUBLIC STREETS - PEDESTRIAN/ BIKE TRAILS K iR CONCEPTUAL PLAN FOR ILLUSTRATIVE PURPOSES ONLY. i - KEiSER AVENUE - WE7LAND5 VAST OAK CRPUSD NORTH i HINEBAUGH CREEK VAST OAK I TRAL I VAST OAK VAST OAK EAST WEST I OPENS AC Q O 5 MLXED USE ROHNERT PARK EXPRESSWAY UD LLl -) GREEN MUSK CENTER I BICYCLE AND PEDESTRIAN CIRCULATION PLAN UNIVERSITY PARK - UDLLC & VAST OAK PROPERTIES ROHNERT PARK CALIFORNIA VEHICULAR BRIDGE VEHICULAR AND PEDESTRIAN BRIDGE THE PHOTOS ABOVE ARE REPRESENTATIVE OF ONE TYPE OF BRIDGE STRUCTURE WHICH COULD BE USED AT HINEBAUGH CREEK. THE ACTUAL DESIGN OF THE STRUCTURE WILL BE BASED ON DESIGN DEEMED APPROPRIATE BY THE DEVELOPER, THOUGH ADHERENT TO CITY STANDARDS, AGENCY PERMITTING AND STORM WATER REQUIREMENTS. VEHICULAR BRIDGE PEDESTRIAN BRIDGE VEHICULAR AND PEDESTRIAN BRIDGES AT HINEBAUGH CREEK UNIVERSITY DISTRICT SPECIFIC PLAN ROHNERT PARK CALIFORNIA C to a Public Facilities Cultural Facilities The GMC and Spreckels Center are enhanced with the hotel and retail development opportunities at UDSP, as well as pedestrian, bicycle and vehicle connections to existing City trail improvements. Public Facilities The increased residential population within UDSP would increase the use of the City's public facilities. UDSP will participate in the PFFP for fair share funding of necessary City infrastructure and facilities that mitigate impacts of these developments. School District Boundaries / Student Generation Capacity Table 9 indicates the students that the Specific Plan might generate, based upon student generation projections provided by CRPUSD for the EIR. As the project would build - out over an extended period of time, student generation would occur gradually over the build - out period. CRPUSD currently has excess student capacity. Table 9 UDSP Public School Demand SP Development Properties Total du's Comm. Sq. Ft. Student Generation Rates K -5 0.27 6 -8 0.137 9 -12 0.16 Total UD LLC 203 0 55 28 32 115 VAST OAK 1,251 100,000 338 171 200 709 CRPUSD 133 0 36 18 21 75 GEE 42 0 11 6 7 24 LINDEN 16 0 4 2 3 9 TOTAL SP 1,645 100,000 444 225 263 932 43 7. FACILITIES FINANCING PLAN General Plan Financial Criteria The General Plan Land Use and Growth Management Element includes the following: GM -9 requires that a Public Facilities Financing Plan ( "PFFP ") be a part of each Specific Plan. The public facilities plan "explains how streets, water, wastewater, solid waste (disposal) and parks, all meeting City standards, will be provided to the project." GM -9 also requires the financing plan to demonstrate that "completion of all necessary public facilities concurrently with completion of the Specific Plan is economically, physically, and legally feasible." GM -10 requires definition of the "method(s) of financing or otherwise paying for the facilities and the plan for receiving approval of all regulatory agencies." GM -10 also declares that "a public facilities plan that provides for the project's fair share of the financing for the necessary public facilities, but does not provide for the completion of the public facilities prior to completion of the development due to lack of contribution by other responsible parties, will be deemed complete but will not be approved as part of development project approval unless the exceptions included in GM -11 or GM -12 apply." This policy refers to a project's share of "off- site" demands on public facilities, particularly roads and related financial obligations. • GM -13 requires that "new development maintain parkways, creek buffers and open spaces that are part of the development or are required to support it, and consider establishing multi - purpose assessment districts or other financing mechanism in order to assign the costs of infrastructure improvements equitably to benefiting sites." General Plan policies require that development fund and improve necessary infrastructure for the development of their property. The General Plan also requires that new development fund the ongoing maintenance of these facilities, as well as open space and creek buffers. The funding mechanisms for the long term maintenance of facilities in the Specific Plan need to insure that the funding is appropriate throughout the life of the community, avoiding shortfalls. Development Financial Requirements Each Specific Plan property must provide all of its off -site and on -site infrastructure and development mitigation measures without reliance on any other Specific Plan property. If a property is developed earlier than the adjacent properties and this property provides oversized infrastructure, entitlement analyses or development mitigation that benefits the adjacent properties, each of these Specific Plan properties will fund their "fair share" reimbursement for all costs that the other property funded on their behalf. The City may coordinate a fee credit system in the Development Agreement process to insure that each Specific Plan property pays its fair share or that a Specific Plan property may receive fee credits against its other City fee obligations. 44 Financina Mechanisms Off -site infrastructure are allocated by the PFFP on a fair share basis per AB 1600 on the Specific Plan properties for City improvements and facilities. On -site infrastructure and mitigation, including land costs, are the responsibility of each property, subject to PFFP credits if applicable. A number of financing mechanisms may be used for development, including public and private financing for the infrastructure, including a Community Facilities District ( "CFD ") which may provide for improvements and fees, and consultant costs involved in the CFD formation. Develooment Aareement The Development Agreement ( "DA ") details commitments regarding entitlement approvals, phasing and building permit. It addresses the timing and scope of Off -site, PFFP and On -site Infrastructure for each property, as well as the method of how the property satisfies its affordable obligation. Significant funds will be spent on infrastructure as well as entitlement and mitigation measures prior to any development activity occurring, which is why the DA is critical. Maintenance and Service Financing Mechanisms Development requires funding for long term maintenance and services, including maintenance of open space creeks, buffers, and water quality and detention basins and facilities. It requires maintenance of parkway strips within public right — of — way and Class 1 Bicycle Trail areas, both of which are owned by the City. Financing mechanisms will be established for maintenance of maintenance services through community associations and / or other mechanisms, such as CSAs, LLDs, CFDs, or GHADs. Maintenance Annuity Fees are coordinated through the Development Agreement process to address the impacts of development upon City services. 45 8. HOUSING PROGRAM Affordable Housing Programs Affordable Housing Programs for each UDSP property will achieve General Plan goals by accommodating on — site housing at a range of socioeconomic levels, or through in — lieu fee payments for those properties that qualify for this mitigation procedure. The estimated Specific Plan Affordable Housing Plan is shown in Table 10. Table 10 UDSP Affordable Housing Plan SP Development Properties Total , du s Required Affordable Housing On — Site Affordable Housing In - Lieu Affordable Housing UD LLCa 203 30.45 30.45 0.00 VAST OAKa 1,251 187.65 187.65 0.00 CRPUSD 133 19.95 19.95 0.00 GEE 42 6.30 0.00 6.30 LINDEN 16 2.40 0.00 2.40 TOTAL SP 1,645 246.75 238.05 238.05 a 218 units of Rental Housing b 20 units of Below Market Rate Housing satisfied per CRPUSD determination Affordable obligations will be satisfied through the use of the City's Housing Trust Fund and Inclusionary / In — Lieu Fee Requirements, specifically relying on Rohnert Park Municipal Code Sections 17.70.040 C (1) and (2) a - c. LID LLC and Vast Oak will meet their affordable requirements through the dedication of sheet graded land with stubbed utilities for on -site affordable rental housing, as defined in the Development Agreement, which will address dedication of land, and construction of the affordable units. 46 9. IMPLEMENTATION PROGRAM Introduction Specific Plan properties will be developed per the EIR and development agreements, pursuant to timeframes determined by the property owner yet regulated within the Specific Plan or Development Agreement. Implementing Elements The key implementing elements of the development of the Specific Plan include: • CEQA Documents • General Plan Amendments • Specific Plan, Development Standards and Design Guidelines • Development Agreements • Subdivision Maps • Development Area Plans CEQA Documents California Environmental Quality Act (CEQA) requires environmental review of projects that may have an adverse impact upon the environment. An Environmental Impact Report ( "EIR ") was prepared for the Specific Plan and addressed the environmental assessments and planning studies by evaluating the project specific impacts and by providing further guidance regarding potential environmental impacts and mitigation measures. The mitigation and monitoring measures of the project EIR will be developed to address ongoing monitoring and enforcement of mitigation measures that may be required by the City and / or the Resource Agencies. General Plan Amendments The General Plan provides criteria that defines the overall goals and policies of the City to ensure that integrated development is implemented and remains consistent to past and ongoing City requirements. While the UDSP is consistent with the General Plan's vision for this area, amendments to the General Plan will be necessary to fully implement UDSP features. Specific Plan, Development Standards and Design Guidelines These documents provide the criteria as defined in the Specific Plan Ordinance, including Development Standards and Design Guidelines, to assure that an integrated development plan is implemented and establishes criteria for uses, structures, setbacks, parking, and provides requirements for Mixed Use and Residential development. Development Agreements Development agreements establish entitlements, obligations, permit allocations, as well as address the timing of phasing, dedications, payments, credits, and affordable requirements. Subdivision Maps Subdivisions occur pursuant to terms specified in the Specific Plan, Development Agreements, the Subdivision Map Act and the City's requirements for Vesting Tentative Maps and Tentative Maps. Multiple final maps may be recorded based upon the underlying Tentative Map. Subject to City Staff being familiar with the process, approving final maps in a timely manner allows the property to receive financing for the installation of development mitigation improvements and PFFP fee payments. 47 Development Area Plans Development Area Plans ( "DAP ") for each residential and mixed use neighborhood will be prepared pursuant to the requirements of the City Municipal Code. These DAPs provide, among other items, detailed information regarding floor plans and exterior elevations, lot configurations, driveways and flatwork locations, and parking. 10. ENVIRONMENTAL CONSERVATION PROGRAM Introduction Includes a Natural Resources Conservation and Management Program for UD LLC and Vast Oak regarding conservation of natural resources coordinated with Resource Agencies as well as create standards for conservation and use of natural resources for the Specific Plan, where applicable. Summary of Biological Assessments The General Plan identified biological resources potentially occurring in the Planning Area, including wetlands, vernal pools (a type of wetland), rare plants, wildlife and special- status plants and wildlife. Special status plants and wildlife generally refer to those plants and wildlife that are afforded heightened protection under State or Federal conservation laws. UD LLC and Vast Oak surveys described herein augment General Plan resource assessments, which relied on existing information including some site - specific information and more general regional information (e.g., soil survey for Sonoma County, USDA 1972). The biological resource surveys conducted are extensive, and in many cases provide a continuous narrative of plants and wildlife on the site since 1994. Those assessments include a delineation of waters of the United States, including wetlands, and special- status plant and wildlife surveys conducted within UD LLC and Vast Oak. The following briefly describes different habitat types and special- status plants and wildlife occurring in a sub -part of UD LLC and Vast Oak. This abstract summarizes mitigation measures to offset impacts to biological resources within the UDSP. Biological Resources Habitats UD LLC and Vast Oak consist primarily of agricultural lands that support non - native annual grasses and forbs when not being cultivated for annual crops, such as oat grain and hay, Sudan grass hay, safflower, Crane melons and pumpkins. UD LLC is adjacent to Copeland Creek, which supports a narrow riparian corridor. Vast Oak is bisected by Hinebaugh Creek, which supports a sparse to dense riparian corridor. The jurisdictional wetlands are found primarily between Hinebaugh Creek and Rohnert Park Expressway. A short description of each habitat type follows and is taken from Stromberg (1999). Agricultural Fields /Non- Native Annual Grasslands Agricultural fields /non - native annual grasslands occur throughout most of UD LLC and Vast Oak. When the agricultural fields are left fallow, non - native species of annual grasses and forbs become established and dominate the vegetation cover in these fields. Riparian Riparian habitat occurs in UD LLC along Copeland Creek and in Vast Oak along Hinebaugh Creek. The riparian habitats are dominated by willow (Salix laevigata, S. lasiandra) with Himalaya blackberry (Rubus discolor) and poison oak (Toxicodendron diversiloba) in the understory. California buckeye (Aesculus californicus) is an occasional co- dominant tree species. 49 Wetlands and Other Waters of the United States Two types of jurisdictional waters of the U.S.occur in the Specific Plan (see Table 11): (1) wetlands; and (2) other waters of the U.S. Wetlands occur throughout the agricultural fields and consist of four different types: (1) farmed wetlands; (2) farmed wetland pastures; (3) artificial wetlands; and (4) seasonal wetlands. Table 11 Jurisdictional Feature and Acreage as Determined by the U.S. Army Corps of Engineers in its Approval of the Jurisdictional Delineation, November 2000 for UD LLC and Vast Oak Jurisdictional Feature Wetlands Acreage Farmed Wetlands 0.54 Farmed Wetland Pasture 15.10 Artificial Wetlands 1.64 Seasonal Wetlands 0.72 Other Waters of the United States Hinebaugh Creek 0.72 Ditches and other Defined Drainages 0.33 Total Jurisdictional Waters of the U.S. 19.05 Other waters of the United States include the channel areas of Hinebaugh Creek and other small distributary channels used to move water across the Specific Plan. Farmed wetlands are seasonally ponded or saturated wetlands that occur in agricultural fields. The most common wetland plant species in the farmed wetlands include ryegrass, and common weedy species such as toad rush (Juncus bufonius), curly dock (Rumex crispus) and purple loosestrife (Lythrum hyssopifolium). Other native wetland species include Straight- beaked buttercup (Ranunculus orthorhynchus), Douglas meadowfoam (Limnanthes douglasii), flowering quillwort (Lilaea scilloides), downingia (Downingia sp.) and water starwort (Callitriche sp.). Farmed wetland pastures are seasonal wetlands dominated by facultative (FAC) species (plant species with equal probably of occurring in uplands and wetlands), including perennial ryegrass, bird's foot trefoil (Lotus corniculatus), velvet grass (Holcus lanatus), bristly ox- tongue (Picris echioides), prickly lettuce (Lactuca serriola), prickly sow thistle (Sonchus asper) and western blue -eyed grass (Sisyrinchium bellum). Artificial wetlands are wetlands created as part of or as a result of agricultural activities and are similar to farmed wetlands relative to the kinds of plant species found in these wetlands. Seasonal wetlands are depressional areas that are either ponded or contain saturated soils for at least two weeks during the growing season and occur outside the direct influence of agricultural activities primarily along Hinebaugh Creek and the low -lying bottomland area receiving overbank flow from Copeland Creek. The seasonal wetlands along the bottomland 50 area are dominated by grasses, such as ryegrass, perennial rushes, such as slender rush (Juncus tenuis) and brown - headed rush (Juncus phaeocephalus) and sedges, such as dense sedge (Carex densa) and slough sedge (Carex obnupta). Red willow (Salix laevigata) line the drainage through this bottomland area. Seasonal wetlands along Hinebaugh Creek support many of the same species described above, including ryegrass, curly dock, spikerush (Eleocharis macrostachya), and the aforementioned species of perennial rushes and sedges. Hinebaugh Creek is a low flow channel, defined by the ordinary high water mark along the bank,that is included in the "Other Waters of the United States ". Ditches and Other Defined Drainages include the distributary of Copeland Creek and the ditches that carry water from this distributary to Hinebaugh Creek. South of Rohnert Park Expressway, the bottom of the distributary channel is unvegetated and a few pockets of arroyo willow (Salix lasiolepis) occur along the top of the banks. The banks of the ditch are, for the most part, covered with a mixture of ruderal upland species dominated by poison hemlock, thistles, ripgut brome, ryegrass and other annual grass species. The channel north of Rohnert Park Expressway is dominated by wetland vegetation. Vegetation and Wildlife UDSP consists primarily of agricultural lands that are subject to regular cropping activity. One degraded creek, Hinebaugh Creek, crosses Vast Oak from east to west. Copeland Creek flows along the southern boundary of the UD LLC. The riparian habitats along Hinebaugh Creek and Copeland Creek support numerous species of migratory and resident songbirds, small and medium -sized mammals, and amphibians and reptiles. The agricultural fields support populations of small mammals that provide food for foraging raptors and larger mammals such as coyotes. The continual disturbance from agricultural activity limits the habitat value of the agricultural fields and to some extent the riparian areas along Copeland and Hinebaugh Creeks. The General Plan identified several special- status species as potentially occurring in the Rohnert Park Sphere of Influence, which includes UD LLC and Vast Oak. According to the General Plan, the tricolored blackbird (Agelaius tricolor) and foothill yellow - legged frog (Rana boylii) occur in the area around the Laguna de Santa Rosa, and the western pond turtle (Clemmys marmorata) and western yellow - billed cuckoo (Coccyzus americanus occidentalis) have been observed in the Copeland Creek area between S.S.U. and the GMC. The Natural Diversity Database and other information sources identify a number of other special- status species of plants (Table 12) and wildlife (Table 13) as occurring in the region and potentially in the Specific Plan. Although habitat for several of these species is present at the site, no special- status species of plants have been found during the numerous plant surveys that have been conducted at the site. Four invertebrate species have the potential to occur in the region, including the California freshwater shrimp (Syncaris pacifica), California linderiella (Linderiella occidentalis), Ricksecker's water scavenger beetle (Hydrocharis ricksecken), and San Francisco forktail damselfly (Ischnura gemina). Because Hinebaugh Creek and Copeland Creek are dry for much of the year, suitable habitat for the California freshwater shrimp is absent the project site. Suitable habitat for the California linderiella (vernal pools and grassy swales) is also absent. Portions of Hinebaugh Creek may provide potential habitat for Ricksecker's water scavenger beetle and San Francisco fork - tailed damselfly. 51 Twenty -five special- status wildlife species inhabit the region or occurred in the region historically and were considered to have some potential to occur on the project site (Table 13). The central California coast steelhead has been reported in Copeland Creek, which is immediately adjacent to the southern boundary of UD LLC. Two other special- status species were detected on -site during field studies: white - tailed kite and grasshopper sparrow. Three special- status species were detected along Copeland Creek during field studies: foothill yellow - legged frog, western pond turtle and yellow warbler. The site is outside of the range of the federally threatened California red - legged frog as delineated by the USFWS (1996). Nocturnal surveys for northern red - legged frogs were conducted between 1995 and 2002, and none were observed. The project site is within the range of the federal endangered species and California Species of Special Concern, the California Tiger Salamander ( "CTS "). Aquatic surveys for larval tiger salamanders were carried out in potential breeding habitat between 1994 and 2002 and none were detected. Surveys using federal protocols are ongoing, including drift fencing and aquatic surveys. No CTS have been found as of the date of the submittal of the Specific Plan Amendment. Five other special- status species are considered to have a moderate potential to occur in UD LLC and Vast Oak, including the following: California horned lark, loggerhead shrike, tricolored blackbird, pallid bat, and Yuma myotis. One other special- status species, the ferruginous hawk, has a moderate potential to occur at UD LLC and Vast Oak during the winter since appropriate foraging habitat is present and it has been observed in the area in the past. The rest of the specials- status species are considered to have a low potential to inhabit UD LLC and Vast Oak. Preliminary Mitigation for Impacts to Biological Resources The Environmental Impact Report for the General Plan recommended a number of mitigation measures for three of the four categories of impacts identified in the General Plan EIR where the impacts were judged to be potentially significant. The following summary identifies the impact categories where potential significant impacts were anticipated in the General Plan and identifies how the appropriate mitigation measures have been incorporated into the development plan for UD LLC and Vast Oak. The specific elements of mitigation were developed through the permitting process in consultation with the resource agencies responsible for the biological resources impacted by development of the Specific Plan. EC -4: Cooperate with the State and Federal agencies to ensure that development does not substantially affect special status species appearing on any State or Federal list of rare, endangered, or threatened species. Require assessment of biological resources prior to approval of any development within 300 feet of any creeks or high potential wetlands, as depicted in [General Plan] Figure 6.2 -1, or within habitat areas of identified special status species, as shown in [General Plan] Figure 6.2 -3. UD LLC and Vast Oak had multiple meetings with the State and Federal agencies responsible for management of the biological resources at the site, including the Corps of Engineers, U.S. Fish and Wildlife Service, National Marine Fisheries Service, North Coast Regional Water Quality Control Board, and California Department of Fish and Game. For impacts to special - status species, UD LLC and Vast Oak continue to work with the agencies to identify the level of impacts and the appropriate mitigation for impacts to special- status species that are known to occur at UD LLC and Vast Oak or that may be affected by development of the UD LLC and Vast Oak. 52 In consultation with the U.S. Fish and Wildlife Service, a survey plan based on the accepted protocols, was developed and is being implemented on UD LLC and Vast Oak. The drift fencing portion of the surveys have been completed and the aquatic surveys were completed prior to June 1, 2003. To date no CTS have been observed or captured during conduct of the protocol survey and a Letter of No effect has been issued by the U.S. Fish and Wildlife Service for UD LLC and Vast Oak. Storm water runoff from the developed portions of the site are subject to passive treatment, either through vegetated swales, on — site water quality storm detention or a combination of both before entering the underground storm water pipes. Post - construction storm water treatment facilities will be developed in consultation with the North Coast Regional Water Quality Control Board. UD LLC and Vast Oak have proposed site plan designs that incorporate the criteria of the resource agencies, including increasing creek buffer dimensions, providing frontage roads adjacent to the most of the creek buffers and open space, reducing lighting impacts to the creeks, installing pedestrian crossings only at degraded areas of the creeks and installing a single roadway crossing at a degraded portion of Hinebaugh Creek. EC -6: Work with private, nonprofit conservation, and public groups to secure funding for wetland protection and restoration projects. U.D. LLC and Vast Oak will include use restrictions and management funding for open space and wetland areas, including working with private groups to manage these areas. EC -13: Require dedication of creek protection zones extending 50 feet (measured from the tops of the banks and a strip of land extending laterally outward from the top of each bank) for creeks, with extended buffers where significant habitat areas or high potential wetlands exist. Development shall not occur within this zone, except as part of greenway enhancement (for example, trails and bicycleways). Require City approval for the following activities within the creek protection zones: ■ Construction, alteration, or removal of any structure; ■ Excavation, filling, or grading; ■ Removal or planting of vegetation (except for removal of invasive plant species); or, ■ Alteration of any embankment. Hinebaugh Creek will be subject to periodic maintenance to maintain the low flow channel in the creek. Any maintenance activity will need to be authorized by the California Department of Fish and Game and possibly the North Coast Regional Water Quality Control Board. Approval of plant removal activities for non - invasive plant species will be obtained prior to commencement of such activities. EC -14: As part of Specific Plans (see Policy LU -G), require evaluation and implementation of appropriate measures for creek bank stabilization, and any necessary steps to reduce erosion and sedimentation, but preserve natural creek channels and riparian vegetation. Impacts to and anticipated maintenance activities in Hinebaugh Creek have been described above. There may be some stabilization of the banks of Hinebaugh Creek in Vast Oak but any such stabilization will be kept to a minimum to reduce the impacts to the creek and its banks to the maximum extent practical. 53 Impact 4.7 -b: New development could result in elimination or potential degradation of areas with high potential to support wetlands and wildlife. Seven mitigation measures were identified in the General Plan EIR to address this impact category. These include the following mitigation measures: EC -4: Cooperate with the State and Federal agencies to ensure that development does not substantially affect special status species appearing on any State or Federal list of rare, endangered, or threatened species. Require assessment of biological resources prior to approval of any development within 300 feet of any creeks or high potential wetlands, as depicted in [General Plan] Figure 6.2 -1, or within habitat areas of identified special status species, as shown in [General Plan] Figure 6.2 -3. See response for EC -4 under Impact 4.7 -a above. EC -5: Require development in areas with high and moderate potential delineated in [General Plan] Figure 6.2 -1 to complete assessments of biological resources. Multiple surveys conducted for special status plants and wildlife since 1994 provide updated information. The extent of jurisdictional waters of the United States has been determined and verified by the Corps of Engineers. This information updates the general information contained in the General Plan Figure 6.2 -1. EC -6: Work with private, nonprofit conservation, and public groups to secure funding for wetland protection and restoration projects. See response for EC -6 under Impact 4.7 -a above. EC -10: As part of development approval in any new growth area, require participation in a landscape assessment district, with responsibility for maintaining creek ways, open spaces, landscaped medians, and other similar features. UD LLC and Vast Oak will work to establish the mechanism to finance maintenance of creek ways, open spaces, and other similar features. EC -13: Require dedication of creek protection zones extending 50 feet (measured from the tops of the banks and a strip of land extending laterally outward from the top of each bank) for creeks, with extended buffers where significant habitat areas or high potential wetlands exist. Development shall not occur within this zone, except as part of greenway enhancement (for example, trails and bicycleways). Require City approval for the following activities within the creek protection zones: ■ Construction, alteration, or removal of any structure; ■ Excavation, filling, or grading; ■ Removal or planting of vegetation (except for removal of invasive plant species); or, ■ Alteration of any embankment. See response for EC -13 under Impact 4.7 -a above. 54 EC -14: As part of Specific Plans (see Policy LU -G), require evaluation and implementation of appropriate measures for creek bank stabilization, and any necessary steps to reduce erosion and sedimentation, but preserve natural creek channels and riparian vegetation. See response for EC -14 under Impact 4.7 -a above. HS -11: In cooperation with the Sonoma County Water Agency, maintain flood plain areas, drainage channels, and other drainage structures and improve drainage channel capacity in ways that will preserve the natural character of habitat areas, riparian corridors, and waterways to the maximum extent feasible. Any maintenance activities within the creeks will need to be approved by the resource agencies, particularly the California Department of Fish and Game and possibly North Coast Regional Water Quality Control Board. Other Applicable Mitigation Measures General Plan Policy LU -10A requires that Specific Plans prepared pursuant to the General Plan incorporate "a site - specific biological assessment of wetlands and creek sides by a City - approved biologist and a program for conservation /mitigation to the extent feasible." The extent of jurisdictional waters of the United States has been determined and verified by the Corps of Engineers. Mitigation plans to offset the loss of wetland and other waters of the United States are currently being prepared and will be subject to approval by the resource agencies. General Plan Policy HS -5 calls for implementation of "environmentally sensitive drainage improvements including flow reduction and flood bypass systems in order to ensure protection of surface water quality and stream integrity." The State Water Quality Control Board has directed its regional boards to incorporate more defined and stringent measures to treat storm water runoff generated by development. UD LLC and Vast Oak have received approval from the North Coast Regional Water Quality Control Board over development of acceptable post - construction storm water treatment facilities. Untreated storm water from the UD LLC developed areas will not flow directly into Copeland Creek. Storm water runoff from the developed portions of the site will be subject to passive treatment, either through vegetated swales, detention or a combination of both before entering the underground City storm water pipes. There will be similar steps taken for those portions of the Specific Plan Area that flow towards Hinebaugh Creek. Sedimentation control will also be addressed. Impact 4.7 -c: New development under the General Plan could result in the introduction and spread of non - native invasive plant species. Three mitigation measures were identified in the General Plan EIR to address this impact category. These include the following mitigation measures: EC -7: Encourage planting of native vegetation in new development sites, parks, public areas, and open space. UD LLC and Vast Oak propose to use native and drought tolerant plants in the creek protection zones and buffer areas to the maximum extent possible. EC -8: As part of the City's Park, Recreation and Open Space Master Plan, institute an ongoing program to remove and prevent the re- establishment on invasive plant species from ecologically sensitive areas, including City parks and other City -owned open space. 55 Maintenance of the parks will include removal of invasive non - native species. This program (removal of non - native invasive plants) would likely be implemented as part of its routine maintenance of parks. If ponds are created on the parks, a bullfrog eradication program may be necessary to prevent establishment of bullfrog populations. The community CCRs will limit the plant palette for landscaping in the developed areas to reduce the impact of non — native plant species upon the creeks and open space. EC -12: Protect oaks and other native trees that are of significant size through the establishment of a Heritage Tree Preservation Ordinance. Vast Oak proposes to preserve existing oak trees located in the northern end of Vast Oak, subject to their health. Large trees located in the riparian corridors will not be impacted by development of Vast Oak. Measures will be implemented to encourage regeneration of the existing oaks in Vast Oak. Table 12 Potential for Special- status Plant Species to Occur in the Specific Plan on UD LLC and Vast Oak Common Name Status' Potential to Occur in Specific Plan (Scientific Name) Bent - flowered fiddleneck 444 Not found - annual grassland suitable habitat Amsinkia lunaris Brewer's milkvetch 443 Not found - annual grassland suitable habitat Astragalus breweri Baker's blenosperma FE /SE /1 B Not found - seasonally moist wetland habitat Blenosperma bakeri in eastern part of site considered suitable habitat Dwarf downingia 441 B Not found - seasonally moist habitat along Downingia pusilla Hinebaugh Creek considered marginally suitable habitat Fragrant fritillary 441 B Not found - habitat generally not suitable Fritillaria liliaecea Purdy's fritillary 444 Not found - habitat not suitable Fritillaria purdyi Burke's goldfields FE /SE /1 B Not found - seasonally moist wetland habitat Lasthenia burkei considered marginally suitable habitat Sebastopol meadowfoam FE /SE /1 B Not found - seasonally moist wetland habitat Limnanthes vinculans considered marginally suitable habitat Napa lomatium 444 Not found - suitable habitat not present on Lomatium repostum site 1 Federal/ State/ CNPS 56 Table 12 (Concluded) Common Name Status Potential to Occur in Specific Plan (Scientific Name) Baker's navarretia FE /SE /1 B Not found - suitable habitat occurs at site Navarretia leucocephala ssp. Bakeri Many - flowered gilia FC /SE /1 B Not found - marginally suitable habitat Navarretia leucocephala occurs at site ssp. Pleiantha Gairdner's yampah 441 B Not found - heavier clay soils at site Perideridia gairdneri ssp. considered to provide suitable habitat Gairdneri Lobb's buttercup 444 Not found - marginal habitat in deep farmed Ranunculus lobbii wetland depressions Showy Indian clover 441 B Not found - annual grassland suitable habitat Trifolium amoenum Status Codes Federal Status FE Federally listed as Endangered under Federal Endangered Species Act (ESA) FT Federally listed as Threatened under ESA FPE Federally proposed for listing as Endangered under ESA FPT Federally proposed for listing as Threatened under ESA FPD Federally proposed for Delisting FC Federal candidate species (former Category 1 candidates) MNBMC Fish and Wildlife Service: Migratory Nongame Birds of Management Concern State Status SE State listed as Endangered under California Endangered Species Act (CESA) ST State listed as Threatened under CESA SCE State candidate for listing as Endangered SCT State candidate for listing as Threatened CSC California Special Concern species designated by the Department of Fish and Game (DFG) CFP Fully Protected Species under the Fish and Game Code of California CP Protected Species under the California Code of Regulations CNPS (California Native Plant Societv) Status List 1A Species presumed extinct in California List 1 B Species rare and endangered in California and elsewhere List 2 Species rare and endangered in California but more common elsewhere List 3 Species about which additional data are needed List 4 Species of limited distribution 57 Table 13 Potential for Special- status Wildlife Species to Occur in the Specific Plan on UD LLC and Vast Oak Common Name Status Potential to Occur in Specific Plan (Scientific Name) State /Federal Fishes Central California coast steelhead (Oncorhynchus mykiss) Amphibians California tiger salamander Ambystoma californiense Northern red - legged frog Rana aurora aurora California red - legged frog Rana aurora draytonii Foothill yellow - legged frog Rana boy/ii Reptiles Western pond turtle Clemmys marmorata Birds Cooper's hawk (nesting) Accipiter cooperi Golden eagle Aquila chrysaetos Ferruginous hawk (wintering) Buteo regalis Northern harrier (nesting) Circus cyaneus White - tailed kite (nesting) Elanus leucurus Merlin (wintering) Falco columbarius - /FT Present - Moves along Copeland Creek adjacent to site to and from upstream spawning areas. CSC, CP /FC Low - Did not breed on -site in '94, '95,'00, '01, '02 CSC, CP /- Low - Did not breed on -site in '94, '95, '96,`00, '01, `02 CSC, CP /FT Outside range delineated by USFWS CSC, CP /- Present in Copeland Creek CSC, CP /- Present in Copeland Creek CSC /- Moderate - Did not nest on -site in '94, '00 CSC, CFP /- Low - Did not nest onsite in '94, '00 CSC /MNBMC Moderate - Suitable wintering habitat available CSC /- Low - Did not nest onsite in '94, '00 CFP /MNBMC Moderate - Observed onsite in '95, '00 CSC /- Low - Wintering habitat available G'f:3 Table 13 (Concluded) Common Name Status Potential to Occur in Specific Plan (Scientific Name) State /Federal Birds (Continued) Western yellow - billed cuckoo (nesting) Coccyzus americanus occidentalis Long -eared owl (nesting) Asio otus Burrowing owl Athene cunicularia California horned lark Eremophila alpestris actia Loggerhead shrike Lanius ludovicianus Tricolored blackbird (nesting) Agelaius tricolor Grasshopper sparrow (nesting) Ammodramus savannarum Yellow warbler Dendroica petechia brewsteri Yellow- breasted chat (nesting) Icteria virens Mammals Pallid bat Antrozous pallidus Townsend's big -eared bat Corynorhinus townsendii Yuma myotis Myotis yumanensis Western mastiff bat Eumops perotis SE /MNBMC Low - No recent nesting records; Did not nest onsite in '94, '00 CSC /- Low - No recent nesting records from Sonoma Co. CSC/ Low - No recent nesting records from MNBMC Sonoma Co. CSC/ Moderate - Did not nest onsite in '94, - `00 CSC/ Moderate - Did not nest onsite in '94, MNBMC `00 CSC/ Moderate - Did not nest onsite in '94, MNBMC `00 -/ Present during nesting season in MNBMC grasslands and fields in '00 CSC/ Present on Copeland Creek in '00 MNBMC CSC/ Low - Did not nest onsite in '94, '00 CSC /- Moderate - Suitable roosting and foraging habitat present CSC/ Low - Marginal roosting habitat - present CSC/ Moderate - Suitable roosting and - foraging habitat present CSC/ Low - No roosting habitat present Status Codes Federal Status FE Federally listed as Endangered under Federal Endangered Species Act (ESA) 59 FT Federally listed as Threatened under ESA FPE Federally proposed for listing as Endangered under ESA FPT Federally proposed for listing as Threatened under ESA FPD Federally proposed for Delisting FC Federal candidate species (former Category 1 candidates) MNBMC Fish and Wildlife Service: Migratory Nongame Birds of Management Concern State Status SE State listed as Endangered under California Endangered Species Act (CESA) ST State listed as Threatened under CESA SCE State candidate for listing as Endangered SCT State candidate for listing as Threatened CSC California Special Concern species designated by the Department of Fish and Game (DFG) CFP Fully Protected Species under the Fish and Game Code of California CP Protected Species under the California Code of Regulations .1 APPENDIX A DEVELOPMENT STANDARDS Description and Purpose These Development Standards for the UDSP provide standards for residential and other land uses, including building designs, parking, maintenance, setbacks, and second units. Development standards included below are provided for each of the land use designations in the UDSP Plan Area. These development standards set forth permitted uses, the minimum requirements for lot size, lot width, floor area ratio, lot coverage, height, setbacks, garage prominence and variance of housing types within in each development proposal. The intention of these standards is to provide guidance for development within each of the land use categories. For issues not specifically addressed by the developments standards or the Specific Plan, the City of Rohnert Zoning Ordinance shall apply and shall be based on the most compatible zoning designation as determined by the Development Services Director or his /her designee. Each development area is required to be approved through the City's Development Area Plan ( "DAP ") process. See DAP requirements ( Rohnert Park Municipal Code Chapters 17.06.400 and 17.06.410) as they apply for all applications. Chapter 1: Residential Development Standards This chapter establishes standards for the Residential uses as outlined in the City's Zoning Ordinance, Chapter 17.06.010 — Residential Zoning Districts. The residential districts are intended to achieve the following purposes: A. Reserve residential areas for a broad range of dwelling types and densities, which meet the economic and social needs of the residents consistent with sound standards of public health and safety. B. Ensure the provision of light, air, privacy and open space. C. Protect residential neighborhoods from excessive noise, illumination, unsightliness, odors, dust, dirt, smoke, vibration, heat, glare, and other objectionable influences. D. Minimize congestion and avoid the overloading of public services and utilities. (Ord. 695 §3, 2003) 1.1 Residential Land Use Designations Estate Density Residential. As described in the Land Use Plan section of the Specific Plan, the density range for this designation is 0.1 to 2.0 dwelling units per acre. The minimum lot size for single family detached homes within this designation is 15,000 square feet. See Sections 1.4 and 1.5 below for setback, building area, building height and parking requirement descriptions. 1 Low Density Residential. As described in the Land Use Plan section of the Specific Plan, the density range for this designation is 4.1 to 6.0 dwelling units /acre. The minimum lot size for single family detached homes within this designation is 4,000 square feet. See Sections 1.4 and 1.5 below for setback, building area, building height and parking requirement descriptions. Medium Density Residential. As described in the Land Use Plan section of the Specific Plan, this designation includes single family detached and single family attached homes with density ranging from 6.1 to 12.0 dwelling units /acre on lots up to a maximum of 5,500 square feet. See Sections 1.4 and 1.5 below for setback, building area, building height and parking requirement descriptions. Public / Institutional / Medium Density Residential. As described in the Land Use Plan section of the Specific Plan, this designation includes single family detached and single family attached homes with density ranging from 6.1 to 12.0 dwelling units /acre on lots up to a maximum of 5,500 square feet as well as open space, trails, permanent or temporary private and public storm water detention / water quality basins and facilities, including fencing, and maintenance roads. See Sections 1.4 and 1.5 below for setback, building area, building height and parking requirement descriptions. Water quality and detention basins and drainage facilities, whether public or private, are allowed, including fencing, maintenance roads, walls and other requirements to facilitate these basins. Class 1 Bicycle trails, sidewalks, and irrigated and non — irrigated landscape areas are allowed in this area. High Density Residential. As described in the Land Use Plan section of the Specific Plan, this designation includes alley and motor -court single family attached and multi - family stacked — flat, carriage, townhome, zero — lot line and condominium ownership and rental homes with density ranging from 12.1 to 24.0 dwelling units /acre. See Sections 1.4 and 1.5 below for setback, building area, building height and parking requirement descriptions. For — sale and rental home are allowed. Mixed Use Density Residential. As described in the Land Use Plan section of the Specific Plan, the residential component of this designation allows for motor -court single family detached and single family attached, as well as multi- family stacked — flat, carriage, townhome, live / work condominium ownership and rental homes. See Sections 1.4 and 1.5 below for setback, building area, building heights and parking requirement descriptions. For — sale and rental homes are allowed in this density. 1.2 Designs for Residential Density, Public /Institutional /Medium Residential Density, and Mixed Use Residential Density Single-Famij Detacbed Homes: Include front —, alley —, and motor —court loaded homes with garages and uncovered parking. Motor - courts are homes with pedestrian and vehicular access off of a public street, common driveway or paseo. Alley- loaded homes have a front door off of an alley, a paseo, or public - street, and vehicular access off of an alley on a separate parcel or easement. These homes may have front yards and side yards maintained by an association, while the fenced private open spaces are maintained by the homeowner. These homes can be located within all Residential and P / I / Medium Density Residential densities, except for High — Density Residential, and may have front or side — loaded driveways as well as alley —or motor —court loaded driveways and drive aprons. Second units are allowed within all densities. 2 Attached Homes: Include front —, alley —and motor —court loaded homes with garages and uncovered parking. These are located on individual lots, defined as Single — Family in the Municipal Code, or with multiple units on a large lot, defined as Multi— Family. Motor- courts homes have pedestrian and vehicular access off of a public street, shared driveway or paseo. Alley - loaded homes have a front door off of an alley, paseo or public street with vehicular access off of an alley. Attached homes may have features of detached homes, including fenced private open space, front / side /rear —and alley — loaded driveway and drive aprons. Maintenance of fenced lot /private open space may be by the homeowner and maintenance of front yards may be by an association, while alley, motor —court and common area may be maintained by an association either through ownership of a separate parcel or easements. These are within all densities except Estate and Low. Multi-Famij Condominium and Apartment Rental Homes: "Multi— Family" homes are within High —and Mixed Use Densities and include Town -home, Carriage, Stacked —Flat and Live /Work homes among others. These have three or more units and are either within an association or owned as a rental community that maintains exteriors and common area. No second units are allowed. Second Units: Second Units will follow the City's Municipal Code requirements. Setbacks and Development Standards: Building setbacks and heights, floor area ratio, and lot coverage for homes described above are shown within the Development Standards. Any conflict between the Guidelines and the Municipal Code will defer to the Development Standards. 1.3 Permitted Uses All residential uses shall utilize the City of Rohnert Park Zoning Ordinance, Chapter 17.06.030 Permitted Uses, as a guide. 3 1.4 Residential Setbacks RESIDENTIAL SETBACKS SETBACKS ARE MINIMUMS, EXCEPT WHEN NOTED OTHERWISE See Specific Plan for min. Estate Low Density - Medium Medium - Density Medium - P / I / P / I /Medium P / I / Medium - High Density — High - Mixed Use Mixed Use Mixed Use lot sizes per density Density - Detached Density — - Detached Alley Density - Medium Density Density - Attached Alley Density Multi Residential — Residential — Multi — Detached Conventional Detached and MC Attached Alley Density — Detached Alley Attached Alley and MC — Family Detached Attached Family Conventional Conventional and MC Conventional and MC and MC Alley and MC Alley and Alley and MC Residential MC over Retail Garage Front — On 25' 18' N/A 18' 18' 18' 18' 18' 18' N/A N/A N/A N/A Garage Side -On (55' lot 13' 8' N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A Porch / Court 15' 10' 5' 5' 5' 5' 5' 5' 5' 4' 4' 4' 0' Arch. / Fireplace / Media 13' 8' 5' 5' 5' 5' 5' 5' 5' 4' 4' 4' 0' Living Area — All floors 20' 12' 10' 5' 5' 10' 5' 5' 5' 4' 4' 4' 0' Garage Front — On 5' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' Garage — Alley and MC N/A N/A NA' 4' 4' NA 4' T T T T T T Living Area — All floors 5' 5' T T T T T T T T T T T Arch. / Fireplace / Media T T T T T T T T T T T T T Porch / Court 5' T T T T T T T T T T T T Corner Conditions — Add 5' 5' T T T T T T T T T T T Garage 5' 5' 5' 3'(A) 4' (MC) 3'(A) 4' (MC) 5' 3'(A) 4' (MC) 3'(A) 4' (MC) 3'(A) 4' (MC) 3'(A) 4' (MC) 3'(A) 4' (MC) 3'(A) 4' (MC) 3'(A) 4' (MC) Living Area — All floors 20' 10' 10' 3'(A) 4' (MC) 3'(A) 4' (MC) 10' 3'(A) 4' (MC) 3'(A) 4' (MC) 3'(A) 4' (MC) 3'(A) 4' (MC) 3'(A) 4' (MC) 3'(A) 4' (MC) 3'(A) 4' (MC) SEPARATION BUILDING Rear — Garage to Gar. / N/A N/A N/A 26'(A) NA (MC) 26'(A) NA (MC) N/A 26'(A) NA (MC) 26'(A) NA (MC) 26'(A) NA (MC) 26' 26' 26' 26' Rear - Living to Living N/A N/A N/A 26'(A) NA (MC) 26'(A) NA (MC) N/A 26'(A) NA (MC) 26'(A) NA (MC) 26'(A) NA (MC) 26' 26' 26' 26' Private Open Space / S.F. 600 500 400 300 300 400 300 300 200 100 200 200 100 Max. Floor Area Ratio .60 .65 .70 .75 .75 .70 .75 .75 .75 2.00 .75 .85 2.00 Max. Lot Coverage 55% 60% 65% 75% 75% 65% 75% 75% 75% 80% 80% 90% 90% Floor Area Ratio includes conditioned living areas but not porches, garages, second units, decks, carports, and exterior stairs. Lot Coverage includes only the first floor living area, covered porches and garages. MC or (MC) = Motorcourt (A) = Alley 4 1.5 Other Standards for Residential Uses Building Heights The maximum ridge height is from finished grade at the front of the foundation and shall not exceed 35 feet for 2 stories and 45 feet for 3 stories. City requirements for roof access and emergency service requirements take precedence over these Development Standards. Chimneys and architectural projections are not intended for human occupancy and shall not be more than 8' -0" above the maximum height. This standard applies to both residential and commercial buildings. Accessory Structures Accessory structures such as sheds and cabanas shall follow the standards set forth by the City of Rohnert Park Zoning Ordinance. Site Coverage For single - family detached homes, lot coverage should not exceed 50 %. For single - family attached homes, lot coverage should not exceed 75 %. Private and Public Outdoor Spaces Balconies, bay windows, open stairs, and porches, and other projections may project 4' max. into adjacent yard setbacks and the setback is the distance that the building must be from the property line. The projection may not encroach into the public right -of -way or adjacent properties. Air conditioning equipment may project into side yards but need three feet clearance from adjacent structures and fences. These encroachments shall meet the City's noise ordinance. Parking & Driveway /Garage Standards The following addresses parking and garage standards at all densities that vary from the Municipal Code for all residential density types. If a parking situation is not defined in the Development Standards below, then the Municipal Code shall prevail. Residential Parking Standards • Standard side —by —side covered parking spaces shall have minimum interior dimension of 10'- 0" x 19' -0" at the garage or covered parking structure. • Compact covered parking spaces shall be a minimum of 10' -0" x 16' -0" as measured from the inside of the garage and covered parking structure, as well as from structures in uncovered areas. • Standard tandem covered parking spaces shall be a minimum of 10' -0" x 19' -0" as a single or 10' -0" x 36' -0" combined as measured from the inside of the interior dimension of the garage. • 8' -0 by 16' -0" compact uncovered parking spaces are allowed within side —yard use easement areas. • 18' -0" deep driveways are allowed in front — loaded, alley - loaded and motor court conditions. 5 • Tandem, side —by —side and detached garages satisfy parking requirements for all home types. • Alleys and motor courts are private roadways that include drives, motor - courts, lanes, and access -ways, and are owned as separate lots or have use easements and are maintained by an Association for alleys and motor courts with more than four units. In the case of alley and motor court developments with four units or less, each unit will provide its fair share funding for maintenance and repairs. • No parking is allowed in the private roadways, drives, lanes or access -ways at alleys and motor courts, unless specifically designated, as these are only allowed for vehicular and pedestrian access to garages and parking spaces for home and second unit. Access to parking within a lot, such as a garage and uncovered space, is allowed access from the alley, lane or motor - court. • A garage may have a 3' minimum and a 7' maximum drive apron depth or an 18' -0" minimum driveway depth. Alley — and Motor — Court loaded homes can have either full driveways or an apron. • If more covered or uncovered parking spaces are provided within a lot, such as by driveways or other spaces, then these satisfy any required uncovered on -site or on- street visitor parking. • On- street public roadway parking and on- site /on —lot driveway parking satisfies visitor parking requirements for all residential land uses including parking required for second units. Off - Street Parking and Loading Parking within the Residential district shall generally follow the Rohnert Park Municipal Code. Chapter 2: Mixed Use Commercial Development Standards This chapter establishes standards for the Mixed Use Commercial Center uses ( "Mixed Use Center ") as outlined in the City's Zoning Ordinance, Chapter 17.06.040 — Mixed Use Zoning Districts. 2.1 Mixed Use Commercial Center Mixed Use Commercial Center. This designation provides for a variety of uses, including, but not limited to, grocery, personal services, neighborhood service retail, and entertainment. Parcels may include multiple land uses as individual buildings or within each building. See City's Municipal Code for Development Standards not addressed below for this Land Use. The preferred pattern of development will be commercial uses, with residential and /or office uses located on the upper floor(s). Special urban design amenities (pedestrian facilities, landscaping, public spaces, etc) would be included in the District to create recognizable, pedestrian friendly activity centers. On -site parking would be provided for residential uses and parking for businesses would generally be on- street, in parking structures, or on -site parking lots. Convenient vehicular and pedestrian /bicycle access from surrounding neighborhoods and transit service would also be components of this Mixed Use Commercial Center. The Mixed Use Commercial Center is situated along Rohnert Park Expressway and serves as the primary easterly entry point to the overall project. The Mixed Use Center incorporates retail, office, restaurants, hotel and residential uses and plays a major role in establishing the overall image of the University District. 2.2 Mixed Use Commercial Center Permitted Uses The following table establishes the permitted land uses for the Mixed Use Commercial Center. To use the chart, find the type of use in the category on the left -hand side of the table. Read across the row for the permitted use as follows: P = permitted C = conditionally- permitted by Planning Commission A = administrative permit Z = certificate of zoning compliance T = temporary conditional permit I = uses allowed as incidental to a primary use Uses that are not specifically listed are not permitted unless determined, by the Planning and Community Development Director, to be substantially similar to a listed one. MIXED USE COMMERCIAL CENTER PERMITTED USES USE TYPE M.U. Amusement Center (e.g. video games, other indoor amusements) C Animal Hospital/ Veterinary Clinic ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ C ............ Antique Store P Bakery (Retail Sales) P Bank /Savings & Loan /Credit Union (drive - through windows not permitted) ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ............ Bar ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ C ............ Bar /Restaurant P Bar /Nightclub ..... ...... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ C ............ Barber /Beauty Shop ..... ...... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ............ Bath House /Spa C Bed & Breakfast Inns C Billiards Parlor C Club & Lodges C 7 MIXED USE COMMERCIAL CENTER PERMITTED USES USE TYPE ..... ...... .... ....... ....... ... ....... .... ... ....... .... ..... ........ M.U. ....... ........ ... . ... ... Cultural Institutions (e.g. museums) C Dav Care Center (non - residential) P Dry Cleaning Outlet (onlv minor processing on -site) ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Florist ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Food Store Under 15.000 SF ..... ...... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Between 15,001 SF and 40,000 SF ..... ...... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ C ....... ........ ... . ... ... Hardware Store P Health Club P Hotel* (100 room or less) ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Interior Decorator P Laboratory (in conjunction with a medical, dental, or optical use) P(I) Laundromat ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Liquor Store (Off -Sale) ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ C ....... ........ ... . ... ... Live Entertainment C Massage Therapy P Medical Clinic ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Microbrewery P Office Professional and administrative ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Medical and Dental ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Parking Lot (Commercial) P(I) Photographv Studio ..... ...... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Printing (small copv center) ..... ...... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Public Assemblv C Public Facility e.g. police and fire stations, communitv centers, government offices ..... ...... .... ....... ....... ... ....... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Religious Assembly ..... ...... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ C ....... ........ ... . ... ... Homeless Shelter (as part of institution, 6 or less persons) P Residential Facilitv C MIXED USE COMMERCIAL CENTER PERMITTED USES USE TYPE ..... ...... .... ....... ....... ... ....... .... ... ....... .... ..... ........ M.U. ....... ........ ... . ... ... Congregate Care /Assisted Living C Convalescent Hospital C Single Room Occupancv (15) ..... ...... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Senior Housing (independent living) ..... ...... .... ....... ....... ... ....... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Residential Use Live -Work ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Multi - Familv ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Townhouse P Restaurant General ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Outdoor & Sidewalk Cafe A Take Out /Delivery (drive - through windows not permitted) P With Bar & Live Entertainment ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ C ....... ........ ... . ... ... Retail, General, & Specialty ..... ...... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ P ....... ........ ... . ... ... Studio (e.g. Dance, Martial Arts) C Tailor P Tattoo /Piercing Studio ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ C ....... ........ ... . ... ... Temporary Use /Event Arts & Crafts Show T Circus /Carnival ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ T ....... ........ ... . ... ... Flea Market /Swap Meet ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ C ....... ........ ... . ... ... Live Entertainment C Outdoor Exhibit ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ T ....... ........ ... . ... ... Recreational Event ..... ... ... ..... .... ....... ....... ... ... ... ..... .... ... ....... .... ..... ........ C ....... ........ ... . ... ... Religious Assemblv C Retail Sales T Seasonal Lot /Activity (e.g. Christmas trees, pumpkins) ..... ...... .... ....... ....... ... ....... .... ... ....... .... ..... ........ T ....... ........ ... . ... ... Trade Fair C Theater (under 500 seats) C MIXED USE COMMERCIAL CENTER PERMITTED USES USE TYPE M.U. .... .... .... .... ..... .. ..... .... .. ..... ... ......... * No food preparation unless applied for and approved as part of project approval or separately. 2.3 Mixed Use Commercial Setbacks COMMERCIAL MIXED USE SETBACKS ARE MINIMUMS, EXCEPT WHEN NOTED OTHERWISE See Specific Plan for min. lot sizes per density type High - Density Multi — Family Alley and MC BUILDING SIZE Maximum Building Width 300' Maximum Building Depth 300' SETBACKS FROM • Ground Floor 0' -10' Upper Floors With ground floor at 0' -5' 10' With ground floor at 5' -10' 5' SETBACKS FROM OTHER BUILDINGS ON From Residential 20' From Non - Residential Buildings 20' From Carports 15' FROM • N-STREET PROPER Of SF attached or MF lot 20' Of SF detached lot 25' Non - Residential Buildings 25' MISCELLANEOUS Building Height 3 stories or 45' Max 10 Setback from Parking or Aisle 15' Max. Floor Area Ratio 2.00 Building Form - Primary Street Facade Build -to 50% Minimum Building Form - Side Street Facade Build -to Lines 30% Minimum Building Height is measured from finished grade at entry to the top of the ridge /parapet. MC or (MC) = Motorcourt; (A) = Alley; (MF) = Multifamily; (SF) = Single - Family 11 2.5 Other Standards for Mixed Use /Commercial Building Heights The maximum ridge height is from finished grade at the front of the foundation and shall not exceed 35 feet for 2 stories and 45 feet for 3 stories. City requirements for roof access and emergency service requirements take precedence over these Development Standards. Chimneys and architectural projections are not intended for human occupancy and shall not be more than 8' -0" above the maximum height. This standard applies to both residential and commercial buildings. Accessory Structures Accessory structures include structures such as enclosures for trash and mechanical equipment. Areas for service, storage, loading, and equipment should be located adjacent to parking away from streets and concealed from public view wherever possible. Accessory structures such as sheds and cabanas shall follow the standards set forth by the City of Rohnert Park Zoning Ordinance. Site Coverage The following establishes the dimensional requirements for lots in the Mixed Use areas and the Commercial Center. These Design Guidelines apply to all Mixed Use and Commercial Core building areas within the University District. Buildings shall not cover more than 80 % of the lot, except for parcels with structured parking within the Commercial Core. With parking structures associated with retail or mixed use buildings, lot coverage maximum shall be determined by the Planning Director, as these site plans require extensive evaluation on a case -by -case basis. Private and Public Outdoor Spaces Balconies, bay windows, open stairs, and porches, and other projections may project 4' max. into adjacent yard setbacks and the setback is the distance that the building must be from the property line. The projection may not encroach into the public right -of -way or adjacent properties. Air conditioning equipment may project into side yards but need three feet clearance from adjacent structures and fences. These encroachments shall meet the City's noise ordinance. Parking & Driveway /Garage Standards The following addresses parking and garage standards at all densities that vary from the Municipal Code for all residential density types. If a parking situation is not defined in the Development Standards below, then the Municipal Code shall prevail. Commercial and Mixed Use Parking Standards • Standard side —by —side parking spaces shall have minimum interior dimension of 9' -0" x 18'- 0". • 8' -0 by 16' -0" parking spaces are considered compact in an uncovered parking lot. • For Mixed Use, up to 20% of the parking spaces may be compact as defined in these guidelines. • Compact covered parking spaces shall be a minimum of 10' -0" x 16' -0" as measured from the inside of the garage and covered parking structure, as well as from structures in uncovered areas. 12 • No parking is allowed in the private roadways, drives, lanes or access -ways, unless specifically designated, as these are only allowed for vehicular and pedestrian access to garages and parking spaces for retail access. Access to parking within a lot, such as a garage and uncovered space, is allowed access from alleys, lanes and drive aisles. • Drive aisles shall be a minimum width of 24' across. • Parking areas shall be efficiently designed and as easy to navigate as possible, elimination as much confusion as possible for customers. Off - Street Parking and Loading Parking within the Commercial Mixed Use shall generally follow the Rohnert Park Municipal Code except for instances listed in the Parking Ratios table below. Shared Parking Concept: If the proposed uses are a mixture of the below mentioned uses, a reduction of up to 20% is allowed for a combination of uses that share a common parking area, where the demand for parking occurs over different periods of time such as peak and non -peak hours. This parking concept and 20% reduction may be deducted from the parking ratios below: PARKING RATIOS TYPE OF ESTABLISHMENT ONE SPACE SPACES PER PER 1000 SF Eating & Drinking Cocktail Lounge, Bar, Restaurants (with 100 SF of gross floor area 10.0 seating) Take -Out, Specialty Foods (min. seating) 135 SF of gross floor area 7.0 guest room plus one space Hotel per 250 SF of banquet or 4.0 conference seating area * Wlhere standard paces are adjacent and perpendicular to landscaping or a walkway, the planting area or walkway may be increased by two feet in depth and the length of the adjacent parking decreased by two feet to allow for a two - foot overhang. ** Mixed Use Center and Commercial Core: 25% of the required parking paces may be made up of compact spaces 13 Chapter 3: Public/ Institutional, Parks, and Open Space Districts 3.1 Public Institutional, Parks, and Open Space Land Use Designations Public / Institutional. See Land Use Section and City's Municipal Code for allowed uses and design criteria for this land use, though water quality and detention basins and drainage facilities, whether public or private, will be allowed in this land use. This includes fencing, maintenance roads, walls and other requirements to facilitate these basins. Class 1 Bicycle trails, sidewalks, and irrigated and non — irrigated landscape areas are allowed in this area. See City's Municipal Code for Development Standards for this Land Use. Open Space. These land uses may include, among others, creeks, buffers, scenic corridors, wetlands, drainage facilities, public streets, paved and unpaved maintenance roads, fencing, Class 1 bicycle trails, pedestrian trails, bridges, lighting, parking, signage, benches, trash receptacles, emergency vehicle access, utilities. See City's Municipal Code for Development Standards for this Land Use. Park. See Land Use Section for the uses allowed. See City's Municipal Code for Development Standards for this Land Use. Chapter 4: Green Building and Smart Growth In compliance with the "Build It Green 2005 Edition of the New Home Construction Green Building Guidelines" adopted by the City Council on March 14, 2006 by Resolution 2006 -67, the Developer of each residential neighborhood shall cooperate and work with City to establish "green" (i.e., environmentally sensitive) and "smart growth" development standards and requirements in accordance with the General Plan and Specific Plan. These standards and requirements will be submitted with Development Area Plans for each neighborhood and will be sufficient to ensure that: (i) all single - family detached units will achieve a minimum of 100 points, (ii) all single - family attached units will achieve a minimum of 90 points, and (iii) all multifamily units shall achieve a minimum of 80 points. Such standards and requirements shall address issues including sustainable site planning, safeguarding water quality and water efficiency, optimizing energy performance, conserving and recycling materials and resources, and improving indoor environmental quality. Each of the above specified minimum point requirements shall include a minimum of 10 points for recycled water, community and innovation credits. In addition, the Developer or its successor with respect to the Mixed -Use Commercial Center shall cooperate with City to develop green building standards for the Mixed -Use Commercial Center commercial and mixed -use buildings, which shall be incorporated into the Development Area Plan for the Mixed -Use Commercial Center. The Mixed -Use Commercial Center Development Area Plan shall be subject to review and approval by the City. 14 APPENDIX B DESIGN GUIDELINES CHAPTER 1 INTRODUCTION 1.1 Design and Community Vision Statement The UDSP Design Guidelines ( "Guidelines ") promote planning and design fundamentals for pedestrian friendly neighborhoods with defined architecture and landscape architecture. These promote interaction with SSU, the GMC, residential and Mixed Use areas, schools, and open space. These provide criteria for innovative designs, including front -, alley - and motor -court loaded lots, as well as second units, to respond to the current and future housing market. The Guidelines concepts include the following: 1. Create neighborhoods that achieve the General Plan goals of quality architectural and landscape design for the Specific Plan neighborhoods and Mixed Use areas. 2. Create gathering spaces, such as parks and a plaza at the Mixed Use center, which promote connections to the GMC, educational facilities and open space. 3. Create a varied transportation network that promotes pedestrian and bicycle traffic, including the north — south "Linear Parkway" system between Keiser Avenue and Copeland Creek. 4. Provide flexibility for neighborhood planning, as well as innovative architectural and landscape design, so as to allow home designs to better address current and future market conditions. 5. Introduce a range of diverse housing types and lot sizes throughout all densities, including front -, alley — and motor -court loaded homes that promote alternative street scenes. 6. Allow public roads, trails, landscape parcels, and rights —of —way within all land uses, including parks, basins and open space. 1 CHAPTER 2 SITE & ARCHITECTURE DESIGN GUIDELINES This chapter includes guidelines for residential and Mixed Use commercial buildings and illustrate the desired character of the site, building and landscape design, and achieve a community with quality and a distinctive sense of place while encouraging flexibility, innovation, diversity, and neighborhood character. 2.1 General Planning Concepts a. Buildings should be oriented to walkways, paseos, motor courts, drives and/or streets, when feasible. b. Retail surrounding the Commercial Center should be oriented to the Plaza when feasible. c. Encourage a pedestrian- friendly environment through the use of amenities such as: • Shaded tree -lined streets with 4' -0' minimum parkway strips. • Convenient on- street parking at parks and residential areas. • Public access to parks and to the Commercial Center. 2.2 Residential Guidelines Detached, Attached, and Multi- family homes within the Estate -, Low -, Medium -, P / I / Medium -, High -, and Mixed Use — Residential Densities should have architectural styles that complement the neighborhood yet maintain individuality, including the following: A. Site Design Site planning is encouraged to have a strong pedestrian orientation. Building locations can frame prominent corners and highly visible portions of the site. Parking areas can be less prominent through building enclosures and creative landscape. Reduce driveways to the minimum width of 16' and a depth of 18'. Massing & Building Form Homogeneous styles, colors and materials create greater individuality while the architectural styles need to complement the master planned community. At the perimeter of multi— family neighborhoods, provide building corners with architectural enhancements. 2 Porches and/or entries are strongly encouraged on select floor plans and elevations to be the primary element of each home on the street fagade. Home architecture or porches are preferred to be closer to the street than the garage doors. • Provide a minimum 3 elevations per floor plan and three architectural styles per neighborhood, though 4 architectural styles per neighborhood is preferred as determined by the builder. Entries • Enhance the neighborhood character and complement the Specific Plan. • Visible from the street when feasible, except for second units, which will be accessed from the alleys, motor courts and paseos. Front doors at motor courts and alley loaded homes, as well as attached homes, can be located away from the street and off of paseos or motor courts. • Enhancements may include identification signs, lighting and enhanced hardscape and plantings which would draw from the palette of adjoining streets. Provide enhancements that are small in scale and can be incorporated into the entry points of each project as a form of identification. • If included, porches, stairs and decks should be designed to reflect the appropriate scale and detail for the architectural style. • Porch and entry features should be one -story elements in limited quantities and may also be incorporated into two -story vertical elements to break up the building mass facing the street or to provide visual interest to the streetscape. Roofs A variety of roof plans is desired, dependent on architectural style, as roof forms and materials have significant impact on a neighborhood, though these roof forms must remain simple in form to allow for future photovoltaic applications by homeowners. • Roofs over one -story elements, such as those over porches or bays, provide additional articulation of the massing of larger, two -story residences. • Roof forms should accentuate building elements and functions. Colors, Materials, Finishes & Details • Select roofing materials to be appropriate to their related architectural style and pitch and for future photovoltaic applications. 3 • Provide homes with a color palette that includes body, trim and accent colors. • Building colors and materials should reflect the neighborhood's character with diversity for visual interest and unifies the homes with complementary images. • Each elevation will have a 3 colors minimum; 1 body, 1 trim and 1 accent color. • Each neighborhood shall have a minimum of 3 roofing profiles and building colors. • Individual color schemes must be appropriate to the architectural styles with a harmonious selection of accent materials, roof profiles and colors. • No adjacent single - family detached home shall have the same color. Attached and multi - family housing will have distinctive colors from unit to unit and from building to building, or if a harmonious architectural style is preferred, will use complementary colors. Duplexes will have distinctive colors separating each unit to define maintenance areas that each unit is responsible for. • Second units will have the same materials, forms and color of the primary home. B. Garage Treatments & Configurations Use varied garage -door patterns and colors, and alternative garage configurations, such as one car, tandem, and detached garages. Garage door widths should be no more than 16 feet maximum. Standard Front - Loaded Garages When garages are 18' minimum behind the front property line, no garage should be less than 3' behind the forward portion of the home or porch. Three -car tandem garages are preferred at some floor plans, if feasible, and on larger lots, such as the 50' x 80'. Standard Alley — Loaded Garages and Parking Garages and uncovered parking spaces within a lot will have a minimum drive apron from the alley / drive / access -way / lane as defined in section 2.2. The parking space size and requirements per home are defined in Section 2.2. Swing -in Front — Loaded Garages (Side -On) Swing -in garages reduce garage impacts on the streetscape though these are discouraged on lots less than 55' wide, and cannot be accessed from the roadway side on corner lots. Where detached garages or carports are included at Multi — Family neighborhoods, tie these facilities into the overall project design while reducing their visual emphasis. To achieve this, these structures shall incorporate the following: 4 I . Utilize the same architectural style, massing elements, wall materials and finish, design details and colors as the residential dwelling units. 2. Use similar or compatible roof forms to the residential buildings. 3. Provide sectional garage doors with automatic door openers. 4. When feasible, carports shall be screened and not be visible from the street. C. Parking The focus of the multi - family buildings should be their street front image and pedestrian access so that they incorporate interior oriented parking solutions and enhance the street scene: 1. Where parking areas are visible from public streets, these areas should be screened from view with landscape or architectural solutions. 2. Distribute resident parking on site and within public streets to provide close proximity as possible to individual units. 3. Group unassigned or guest parking in evenly distributed locations. 2.3 Mixed Use Guidelines The Commercial Core is envisioned as a place for social gathering and conducting personal and community related business in a pedestrian- oriented environment, within walking and biking distance from adjacent residential neighborhoods and the Sonoma State University community. A. Scale The first floor level should beat street level or within 18 ". • Intermittent rain protection should be provided (e.g., awnings, canopies, arcades). • The facade should be divided into increments of 30' +/- which may give the overall facade the appearance of a series of smaller -scale building build adjacent to each other. • There should be well - defined entrances. B. Architecture 50% or more of facade should be glass at street level establishing building transparency. No front setback should be required for housing that is over first floor commercial space. Central volumes should step down in mass only where appropriate. Corner retail and/or live =work should integrate awnings and clerestory windows in to storefronts where appropriate. 5 Loading and services areas should be integrated into the overall building composition and screened from the sidewalk views. Architectural enclosures should be designed as integral elements of the building architecture. Trellises, pergolas, or permanent awnings should be incorporated where appropriate to serve as shade and weather protection. Arcades, overhangs, reveals, awnings, etc., should be used. Arcades should only be used where appropriate to the architectural style and, if incorporate, should be a minimum of 8' in depth between the building face and inner edge of column. Exposed rafter tails should only be shown were appropriate to the architectural style. Arcades should not obstruct the views onto window displays. When storefronts are located within an arcade they should compromise a minimum of 50% of the ground floor openings. Arcades with blank wall facades are discouraged. Architectural features such as towers may be placed in areas appropriate for the site plan and architectural style, not necessarily asymmetrically placed in the facade. For commercial buildings, downspouts should be or integrated into the design of the facade. C. Materials & Color The color palette shall be appropriate to individual building materials and architectural style and relate to adjacent buildings. Garish contrasts in color combinations shall be avoided. • The building color palette should complement the Green Music Center and overall concept of the Mixed Use Center. • Building colors shall complement key building elements such as storefronts, ornaments, awnings, and roofing. • The use of one overall color for the entire surface area that obscures details is discouraged. Accent colors in areas such as trim, moldings, cornices, and other details are encouraged. • Tenant's buildings are encouraged to use creativity in interpreting the criteria in these Guidelines. Buildings shall be compatible in massing, form, color, and materials to achieve a sense of architectural continuity. • Strong correlation between exterior facades, sidewalk surfaces, and planting is critical to the design theme. • Materials should be appropriate to the building's architectural style and character and suited to commercial construction. • Any changes in materials should occur at the inside corners where the building plane changes direction. • Board and batten may be used on commercial and mixed use buildings when appropriate to the selected architectural style. • Mirror glazing should not be used. • Window and door glazing area should be a minimum of 40 percent of the storefront area on the primary store/building frontage. • Horizontal or vertical windows work well for most buildings, while tall, narrow or square proportions, while not preferred, are allowed if consistent with the architectural style. • Canvas awnings, when incorporated into the building facade, should have a valance height that is appropriate to the mass, scale and architectural style of the building. Valances may be rigid or hanging. Awning colors may vary based on the architectural style of the building. D. Streetscape Streetscapes should be furnished with enriched materials and furnishings that create a comfortable and convenient experience, and should be in a similar family of style, color and finish to create a refined and uncluttered experience. • Pedestrian scale street lighting, benches, bollards, bike racks, trash receptacles, street trees, and other sidewalk amenities should be provided. • First floor use of the building shall be pedestrian- oriented. • Buildings shall define the streetscape by being built up to the right -of -way and should promote street activity. Primary entrances should be sited to face the street. • Outdoor seating and dining is encouraged within the Commercial Core area. • Provisions for outdoor alcohol sales should have appropriate barriers, railing or planters. • Vertical surfaces should be treated with anti - graffiti coatings. • Bicycle parking and utilities should be integrated into the landscape design to place these elements where they are needed in a discrete manner. • The pedestrian experience shall be enhanced with accent paving at transition points along pathways and in front of retail stores. The inclusion of seating in outdoor public spaces, such as benches, chairs, or raised planter edges, is encouraged. 7 2.4 Lighting Lighting should create welcoming visible spaces and accentuate design and be used for pole mounted area lighting for gathering and active use areas, and ambient lighting for built features such as building entries, stairways and specimen plantings. General lighting elements include: All pole heights, spacing and installation should comply with the City specifications and details. Lightings placement to maximize extended daily use of vehicular, pedestrian and bicycle circulation. Use of low intensity and shielded lighting design to prevent light spillage. Selection of functional, durable materials that follow theme of adjacent architecture in color and detailing. Application of multi -use light features where possible, allowing for event signage and banners. Adequate lighting for commercial, parking and other public areas to enable their use after daylight hours and ensure public safety of property and pedestrians. The selection of parking lot and lower accent light fixtures shall reflect the design theme of the Mixed Use center. Control of parking lot illumination shall be coordinated with timers for the hours of operation and security requirements of tenants. Lights at the rear of building and in service areas, whether wall or pole- mounted, shall be selected to provide cut -off features to prevent the light source from being visible from adjacent properties. All lighting (signage, landscape, and parking lot) shall be designed to minimize spillover to adjacent residential units, outdoor spaces, and streets. Wall mounted fixtures at the front of the retail buildings shall complement the design of the stores and fixtures. Lighting shall be of the minimum illumination directed downwards and shielded at lot lines so as not to be visible from an adjoining properties. 2.5 Trash Enclosures Trash Enclosures shall accommodate the quantity and types of trash containers required by the disposal company, be centrally- convenient area for residents, minimize impacts on adjacent residences by keeping enclosures away from edges of the community. Trash enclosures shall be constructed with masonry walls in a style and finish that is consistent with the architectural character of the Mixed Use center, have complementary durable gates, hinged to self - supporting steel posts, a trellis or covered structure overhead, and lighting at each enclosure. All trash enclosures shall have a trellis or other overhead structure. If possible, no gates will be required if trash - enclosure screening can be provided. 2.6 Mechanical & Roof Mounted Equipment & Utilities Roof mounted solar equipment should be placed behind parapet wall or be integrated with roof forms. 9 All plans shall conform to utility provider standards, i.e. PG &E minimum clearance requirements. 2.7 Signage Signage lettering may be increased by 2" for every foot of setback from the property line. Freestanding signs should not exceed 15' feet in height. CHAPTER 3 ARCHITECTURAL STYLES 3.0 Residential Architecture The following addresses architectural styles that are encouraged for this community, providing criteria that address designs and details appropriate and authentic to particular architectural styles, including elements that typically characterize a style. The use of any of these styles is appropriate within the UDSP densities, including in the mixed use density, as well as the use of other architectural styles though these styles need to be complementary to the adjacent neighborhoods and the overall community. 1. Craftsman 2. Cottage 3. French Country 4. English Country 5. Italian Country 6 Spanish Colonial 7. Italianate 8. Wine Country 9. Tuscan 10. Traditional 3.1 Craftsman Inspired by two California brothers — Charles Sumner Greene and Henry Mather Greene — these homes were the dominant style for smaller houses built through the country during the period from about 1905 to the early 1920's. This style originated in Southern California and quickly spread throughout the country by pattern books and magazines. This style is still popular and has continued with numerous architectural renovations and revival projects. Standard Elements: Form & Roof: • Low pitched gable roofs (occasionally hipped) • Roof - rafters usually exposed • Multiple roof planes 10 • 4:12 or greater roof pitch • Only front elevations are to provide these elements Walls & Windows: • Shed or gable dormers • Window boxes and balconies • Transom windows Details: • Porches are either full, or partial- width, with roof supported by square columns • Decorative (false) beams or braces under gables • Columns, or column bases, frequently continue to ground level without breaks at porch level Colors: • Body: whites, light- tinted colors, and rich earth tones • Trim: whites and lighter tinted colors that complement the body color • Accent: light or dark shades that contract to the body color Enhancement Opportunities for this Style: • Triangular knee braces • Extra stickwork in gables or porches • Extended and /or elaborated rafter ends, when feasible with gutters 11 Y. mow. ��i� "I��1 �d �.rl:.�k �ir•r Jf LN .:Ili�lli.ri;!�II�� _ }' — �_ =sl�.�,��;`' ` -',�•��rt:� =(rir: ��,��1 ., 3.2 Cottage The Cottage home was traditionally a smaller home on the grounds of a much larger estate, often occupied by the workers of those estates. Architecturally, these homes were inspired by medieval English countryside homes and became popular in the Unites States during the 1920's and 1930's. Regional influences can have an effect on the look of these homes; however the standard elements generally remain consistent. Standard Elements: Form & Roof: • Asymmetrical one and two -story • Medium to steep roof pitch, often gambrel or hip with cross gables, sometimes with clipped gables • Shingle -look • Only front elevations are to provide these elements Walls & Windows: • Windows with small panes • Tall, narrow multi -light windows in bands Details: • Brick and stone wainscot at front elevation, or natural shake siding • Stucco, shingle and lap siding Colors: • Body: whites and light- tinted colors with the occasional bold earth tones • Trim: whites and lighter tinted colors as well as bold earth tones • Accent: bold earth tone colors Enhancement Opportunities for this Style: • A bold color on the door • Accent roof form • Accent materials at front elevations • Decorative half - timbering 13 5 f+i_ ii I T F 1 �1 pp r 7 Ir ` 1 i You • '�� r�ll Li ! J TTI + r it aid Imo_ u _ r { Gt I L _ l IN III � I,;�, °� ��' � � �• } ray I 4 �I 3.3 French Country The French Country style has its roots in the sunny hillsides of rural France and includes picturesque examples based on French farmhouses. This style shows many examples of basic French architecture and detailing, but is united by a characteristic roof. This style was found throughout the country in the 1920's and 30's, but gained more popularity after the 1960's. Standard Elements: Form & Roof.• • Tall, steeply pitched, hipped roof (occasionally gabled) • Eaves flared upward at wall connection • Symmetrical or towered building form • Only front elevations are to provide these elements Walls & Windows: • Brick, stone or stucco wall finish at front elevation only • Arched windows or dormers Details: • Formal facade detailing • Decorative (false) beams or braces under gables • Doors set in arched openings Colors: • Body: Light- tinted colors • Trim: Warm light tones and colors that complement the body color • Accent: High contrast colors and textures that contrast to the body color 15 . .. • -511: -�:�.v ..�.� -. ��w•� F i i 'r*i it !`:i si °� i��.�:.L4'�•v- "i��': ��!� �.-.. ��`'.y� r�k��'; �•'`'?h �- 9� •. -ci ,C�u. ^r^ t � I 3.4 English Country The English Country style home originally was constructed in Great Britain and made its way to the United States during the last quarter of the 19th century where it was incorporated into neighborhoods across America for the next 50 years. Standard Elements: Form & Roof: • One and two -story • Asymmetrical • Overhang of the second floors • Cross - gabled, steeply pitched roof sometimes with clipped gables • Only front elevations are to provide these elements Walls & Windows: • Arrangements of tall, narrow multi -light windows in bands at front elevation only • Clinker brick and decorative brickwork at front elevation only • Siding commonly seen is stucco, shingle and lap Details: • Half -round doors Colors: • Body: light colored body in an earth tone • Trim: dark colored earth tone complementary to the body color • Accent: dark colored earth tone complementary to the body color Enhancement Opportunities for this Style: • Decorative half - timbering with brick infill 17 - I I .-- v I tral all. 77 3.5 Italian Country The Italian Country style is found in the early 201h- century buildings through the country but is considerably less common that the contemporary Crafstman, Tudor or Colonial Revival styles. Considered a more relaxed interpretation of the vast, architect - designed landmarks in major metropolitan areas prior to World War 1, this vernacular spread widely with the perfection of masonry veneering techniques across the West Coast and more particularly, wine regions. Standard Elements: Form & Roof: • Symmetrical and asymmetrical one and two -story massing • Lower pitched roof forms • Ceramic tile • Only front elevations are to provide these elements Walls & Windows: • Stucco Details: • Recessed entry porches • Full length first -story windows with arches above • Broad overhanging, boxed eaves with decorative brackets underneath • Symmetry about Palladian three arched porticos Colors: • Body: Ochres of rich cream tones • Trim: Deep green or brown • Accent: Deep greens Enhancement Opportunities for this Style: • Classical door surrounds • Molded cornices and belt courses 19 ,•.0 "• sus„ i C17 vA- rr r' -ELI +a •' —� -�4_ lip 4 `� • 1' .�ti.' � a Ala 3.6 Spanish Colonial Spanish Colonial, also known as Spanish Eclectic, is an adaptation of Mission Revival enriched with additional Latin American details and elements. The style attained widespread popularity after its use in the Panama - California Exposition of 1915. The simple courtyards of the Spanish Colonial heritage with hanging pots, a flowering garden and sprawling shade trees are hardly surpassed as foreground design elements. Further architectural distinction is established through the use of roof tiles, stucco walls, heavily textured wooden doors and highlighted ornamental ironwork. Key features of this style were adapted to the Monterey County area and throughout much of California. The plans have been informally organized around a courtyard with the front elevation very simply articulated and detailed. The charm of this style lies in the directness, adaptability and contrast of materials. Standard Elements Form & Roof: • Two -story massing with strong one -story elements • Square or rectangular plan form massing • 4:12 to 5:12 roof pitch • 12" to 16" overhang • Simple hip or gable roof • Curved concrete, clay barrel or "S" shaped tiles • Only front elevations are to provide these elements Walls & Windows: • Light sand finish or light lace finish stucco • Vertical hung six and eight paned windows Details: • Stucco - over -foam window and door trim • Arched stucco column porches and fully rounded arches • Clay pipe or half oval attics Colors: • Body: • Trim: • Accent: Enhancement Opportunities: • Simple, articulated two -story boxed element across the front elevation plan massing with no more than 50% one -story • Shed roof over porch • Stucco sand finish • Feature recessed arched windows • Shaped rafter tails at feature areas, if feasible 21 k { Ld I Rol r TT A'S AIF � - + L !� r� J-11 - - . j -j -- 3.7 Italianate The Italianate Style, often called the Italian Revival, Renaissance or Mediterranean, was derived in part from the Beaux Arts style architecture popular at the turn of the 20th century. In the 1920's, Americans became much more familiar with the various styles and architectural influences from Europe and henceforth, especially in warmer climates such as Florida and California, great examples of Italianate style homes can be found in many cities. Standard Elements: Form & Roof: • One and two -story • Elegant fagade may be symmetrical or asymmetrical but always harmonious and proportional • Balanced, low - pitched hip roof • Tile roof, flat and barrel • Only front elevations are to provide these elements Walls & Windows: • Masonry exterior is most often stucco, stone or brick and often unadorned • Smaller and simple upper -story windows Details: • Entry slightly recessed or enclosed • Arch over doors along first floor Colors: • Body: Bold earth tones • Trim: Light colored trim complementary to the body style • Accent: Bold and complementary earth tone to the body color Enhancement Opportunities for this Style: • Eaves widely overhanging with decorative brackets • Pilasters or columns surrounding entry 23 .4 pp rain f l- .'. fir✓ { Ila, N 3.8 Wine Country Drawing from homes of the late nineteenth century and early twentieth centuries, this "wine country" or more agrarian rural and contemporary architectural style typically has a roof from to the front and a partial or full -width front porch. These homes have appropriate detailing that adds to the overall refinement of the architecture without detracting from it. The "Wine Country" home should be a familiar, welcoming residence. Standard Elements: Form & Roof: • Simpler plan and form • Simpler roof design, front to back gable or side to side gable • 5:12 to 12:12 roof pitch • Minimum 16" eaves and zero gable ends permitted • Flat or barrel concrete tile or roofing • Only front elevations are to provide these elements Walls & Windows: • Horizontal siding, board and batten siding, stucco or a combination of these • Symmetrical placement and careful attention to developing distinct fenestration rhythms • Square, circular or minimum 2:1 vertically proportioned rectangular windows • Grid patterns typically: 1, 2, 4 or 6/1; 2/2; 4/4; 6/6 • Window grids facing all public streets and other locations in clear public view Details: • Porches with simple columns and simple trim detailing • Porch railings should be simple in design when provided Colors: • Body: whites, light- tinted colors and rich earth tones • Trim: whites, or light shades complementary to the body color • Accent: light or dark shades in contrast to the body color Enhancement Opportunities for this Style: • Decorative shutters • Appropriately proportioned dormers, preferably active • Exposed rafter tails, when feasible with gutters • Trowel detailing on stucco elevations 25 VIA 11111 IN Inn! I� !ui 4101. rd i � Ip! � liI!I �, ` � 1111 � j. Iml lull Hill RON IM111111 "; I i a .y Ipl dN "a t� ICI 3.9 Tuscan This vocabulary has its historical roots in the villas and villages of the inland French and Italian Mediterranean regions of Provence and Tuscany whose topography, vegetation and climate is very similar to that of Sonoma County. This palette of cut and rustic stone with hues of rose, buff and ochre, ornamental carved or cast stone, terra cotta roof tile, awning shutters, detailed iron work and plants potted in terra cotta has a strong historical precedence in the Bay Area. Standard Elements: Form & Roof: • Symmetrical and asymmetrical one and two -story massing • Main hip roof front to back 4:12 • Barrel "S" tiles • Only front elevations are to provide these elements Walls & Windows: • Generally smooth stucco • Four pane over four pane • Two over two vertical panes • Recessed Details: • Doors and windows recessed into thick walls • Loggias with columns • Columns between windows • Box bays Colors: • Body: rich, warm tones (tan to ochre) • Trim: Loam to brown • Accent: light gray blue to light gray green Enhancement Opportunities for this Style: • Tile surrounds • Wrought iron • Turned wood • Stone window and door surrounds • Stone columns and trellises 27 _ Art .' ;!ti M11i-*� Y,'�r�. ,• .; it ,,- , .� ��':+`M1' ,.�; 5� _' II` . J� +' r Y low - - 3.10 Traditional One of the most ubiquitous house styles is the Traditional. Commonly overlooked as a non - style, it quickly evolved from a simplified modern interpretation of the many revival styles of the 1920's. These homes took a style such as Modern American, Modern Colonial or Modern English and stripped them of their parts, creating a simple and affordable home in that era. They were well constructed smaller homes with few decorative details. Standard Elements: Form & Roof: • One and two -story homes • Low- to medium pitched hipped or gabled roof • Narrow, boxed eaves Walls & Windows: • Windows may be single- or double -hung, often with two= over -two horizontal planes • Windows may wrap corners • Wall cladding may be mixed with wood in clapboards, plain or raked shingle. Details: • Flat =panel doors with small windows • Small, covered front porch • Little, if any, ornamentation Colors: • Body: white and light colored body • Trim: light colored trim • Accent: bold complementary color on front door and shutters Enhancement Opportunities for this Style: • Brick or veneer as accent materials • Substantial, but proportional chimney 29 ay ` •i• Y ITT =.,1 i•' +.� - zoo C- so Fri CHAPTER 4 LANDSCAPE, PARK & OPEN SPACE DESIGN GUIDELINES 4.0 Purpose The following promote consistent application of Landscape, Park and Open Space concepts throughout the community. These provide the design theme for the landscaped and open space environment, using elements to insure that the landscape will compliment and unify the diverse residential and Mixed — Use areas of the community. • Provide attractive street scenes with landscape parcels and parkways • Define the community clearly organized, pedestrian and bicycle friendly, and well connected to surrounding uses and amenities. • The selection of furnishings should be coordinated with the building. • Maximize the use of recycled water for irrigation. 4.1 Residential Landscaping Guidelines & Standards The landscape concept is to provide guidance for front yards at Detached and Attached homes, at public right — of — way parkway strips, at landscape parcels, as well as at multi - family areas, City maintained public parks, and other public spaces. • Select appropriate plant species based on climate and neighborhood style. • For each lot, use a mix of shrubs, ground cover and minimal turf as appropriate. • Trees should be a minimum height of 7' -10' when planted, or match City standards in public right -of -way areas. • Use larger shrubs adjacent to fences, walls and facades where appropriate. • Plant accent shrubs to highlight entries where appropriate. • Provide a minimum of one backdrop tree per residential corner side yard home site. Plant shrubs and /or ground cover from back of walkways to face of wall or fence, if feasible and appropriate. Standard fencing of a "good neighbor" type should be used on all fence locations between private lots. 31 4.2 Mixed Use Center Landscaping Guidelines & Standards The landscape concept is to provide basic planting direction along the along streets and other public spaces, while allowing tenants to individualize their landscaping where appropriate. The following information describes suggested landscaping within mixed use and commercial areas. • Outdoor seating adjacent to businesses must be wider than 20 feet. • Landscape design shall be appropriate at corners and in front of commercial buildings and should not block visibility to tenants where possible. • Select appropriate plant species based on climate and architectural style. • Use a mix of shrubs and ground cover, as appropriate. • Plant foundation shrubs at the base of the buildings and walls as appropriate. • Trees should be a minimum height of 7' -10' when planted, or max. City standards in public right =of -way areas. • Use larger shrubs adjacent to walls and facades. • Plant vines on walls, enclosures, fences, trellis /arbors and structures if appropriate. • Plant accent shrubs to highlight entries where appropriate. • Tree planting should shade and mitigate the effects of paving, reflected heat and light, direct and protect pedestrians interacting with parking areas, and visually screen parking areas from peripheral views. • Shade trees should be placed approximately every other facing parking space to achieve one tree per every five spaces. • Tree grates should be used primarily in commercial, retail and other high - use pedestrian areas that contain large amounts of paving. The tree grates should remain consistent in size and design throughout the Plan area. 4.3 Circulation - Vehicular and Pedestrian A pattern of separate pedestrian /bicycle and vehicular circulation routes shall be established, allowing for community wide travel as well as provide connections to adjacent and regional destinations. The pedestrian circulation pattern shall be established by providing extensive residential street walks, and designated Class I and III bikeways (as defined by the General Plan, Chapter 4 -35) in the form of clearly marked multi -use trails to promote pedestrian and bicycle travel between destinations within and adjacent to the UDSP. Elements to be included in pedestrian circulation routes are: distinct routes marked by enhanced paving and themed 32 directional and informational signage, plant materials that denote pedestrian routes, pedestrian and bicycle linkages, crossings and transfer points to shopping, school and transit destinations. Direct walkways may include treatments such as brick, colored paving or concrete. 4.4 Landscape Water Use and Planting Concepts Land uses shall be categorized into Landscape Water Use Zones, which are defined by general water use characteristics of landscape materials, (Moderate, Low, Very Low), and by Hydro - zones (High, Medium, Low) defined by frequency and duration of anticipated irrigation needs (Regular, Regular as needed, Supplemental). Recycled water can be used for irrigation of Public landscapes and Parks, and temporary establishment of limited vegetation at creek buffer areas. General Plant Materials Use of plant materials adaptive to the region's horticultural conditions, drought tolerant, adapted or native (not indigenous) plants shall serve as the unifying landscape planting element throughout the UDSP. Tree planting shall serve to delineate a hierarchy of entries, focal points, major through- streets and neighborhood enclaves. Street tree species established on major directional axis and in conjunction with significant uses such as parks and plazas shall be continued throughout the project to establish a clear theme. Massing of plant materials to reinforce a localized landscape theme, the proper selection, placement, and installation of landscape materials will be key elements in establishing a cohesive, high - quality landscape. Landscape Planting Tree planting shall serve to delineate entries, focal points, through- streets and neighborhood enclaves. Street tree established on major directional axis shall be carried throughout the project. Plant Lists Plant lists contained at the end of this section provide developers, designers and builders with a general palette for each project area, from which specific plants can be selected. While there is some flexibility in the use of specific plant varieties from each list, and between lists, selections shall be made to enhance the theme of each project area, reinforce dominant planting such as street trees, and account for site conditions such as adjacent land use, slope conditions, exposure, compatible plant species, water use zones and requirements; and actual site parameters such as paving configurations, setbacks and view corridors. Plant materials chosen to suit the definitions of each Water Use Zone, as shown in the UDSP Plant Materials Matrix, shall further define landscape character for designers and builders. 4.5 Landscape Irrigation The UDSP is committed to water conservation and efficiency through innovative and accepted irrigation practices. Irrigation designers should use current water use guidelines and tables, state -of -the art irrigation equipment and automatic controllers capable of multiple programming. General criteria for residential landscape irrigation that complies with model water efficient landscape (Ordinance AB 1881) are as follows; 33 • Drip irrigation and /or other effective irrigation systems should be used in planting areas. • Turf areas should be minimized. If used, turf areas should be served by efficient watering systems. • All valves and equipment should be located adjacent to buildings where feasible and visually screened from public view. No irrigation equipment should be located in such a way as to create a safety hazard to persons or property. • Operating manuals and scheduling charts should be provided to all homeowners, maintenance companies, associations or agencies. The following establishes standards and guidelines for design, installation and management of irrigation systems. Skillful irrigation design methods, site analysis, appropriate selection of plant materials and landscape management practices can assure landscape development that avoids excess water demand and is less vulnerable to failure during periods of severe drought. Elements of irrigation to be addressed include general design and application standards, descriptions and guidelines for water sources (including reclaimed and potable water source use), water use hydro -zones based on proposed site uses, irrigation performance standards, design guidelines and equipment and installation standards. Current, relevant regional climate and weather data, as well as template documents developed by local water delivery agencies were used as technical references for development of these irrigation standards and guidelines. Measures shall be taken in planning and landscape design to minimize irrigation water use and eliminate water waste, by using established water conservation techniques such as soil amendments, hydro -zone planting design, mulching and water -need sensing irrigation systems. Irrigation in all planting areas shall be accomplished by means of automatically controlled, underground piping supplied spray, bubbler and/or low volume (drip) irrigation systems. Irrigation throughout Creek Corridors and environmental conservation areas shall be accomplished by means of a temporary, low volume irrigation system, and then abandoned. 4.6 Source Standards Irrigation systems shall be irrigated using potable water provided by the City and reclaimed water provided by the City of Santa Rosa Subregional System. The minimum information in the water quality report shall include total suspended particulates, levels of soluble calcium and magnesium and sodium. Chemical assessment of reclaimed water source is available from: 4.7 Water Use Zones Irrigation applications shall be divided into three water use zones as defined below; definitions and guidelines for each use zone shall be developed based on historic precipitation, plant types, microclimates, and evapo- transpiration rates. Irrigation standards for each water zone include the intended types of equipment designed to deliver the most efficient water application rate. 34 Specific plant hydro -zones (high, moderate, low) within each water use zone shall be delineated to deliver the appropriate amount of water. Planting areas, including turf, in the moderate and low water use zones, shall be irrigated within an 8 -10 hour time period at night. Drip systems and bubblers shall be used during off -peak use times such as evenings or nights. Low flow devices shall be used in planting areas less than 8' wide and planting areas within 24" of non - permeable surfaces unless the non - permeable surface drains entirely to landscaping. a. Moderate water use zones • Pop -up head spray systems and bubblers at high density /attached, single family residential and parks • Average precipitation: 4" per month • Plant hydro -zones to include high and moderate categories b. Low water use zones • Pop -up head spray systems, drip systems & bubblers at project entries and links to adjacent uses, public right -of -ways, parkways and Mixed Use District landscapes • Average precipitation: 2.8" per month • Plant hydro -zones to include moderate and low categories c. Very low water use zones • Drip systems & bubblers at the creek corridor, mitigation areas, trails, and passive use areas of parks • Average precipitation: 2" per month • Plant hydro -zones to include low category 4.8 Irrigation Design Standards Water Application Devices All irrigation systems and application devices shall be efficiently designed and installed to reduce over -spray onto walks, walls, paved or non - pervious surfaces, and to prevent soil erosion. Backflow Prevention Devices All irrigation systems from potable water sources shall have an approved backflow prevention device downstream of the point of connection to the potable water source. Reclaimed water irrigation systems do not require a backflow prevention device. Automatic Irrigation Controllers & Valves All irrigation systems shall have a controller capable of multiple programming, water budgeting, rain shut -off, program backup, drip cycling, multiple start times, as well as the capacity to be programmed using historical, regional evapo- transpiration rates. 35 Private, Single- Family Home Irrigation Systems Private residential irrigation systems in side and rear yards shall have an automatic irrigation controller capable of water budgeting, rain shut -off, program backup, drip cycling, and multiple start times, remote control valves, below grade piping, drip emitters and pop -up heads for water application. Residential irrigation systems in front yards shall be supplied from the master neighborhood recycled water irrigation system. Public Use /Common Area Irrigation Systems Turf and shrub areas in moderate and low water use zones shall have underground piping with pop -up heads and `multi- connection pod' drip emitters for water application. Tree Bubbler Systems Trees in all water use zones except temporary irrigation areas shall be valved separately from overhead spray, drip or rotor systems. Irrigation systems shall be designed so that the application rate does not exceed the infiltration rate of the soil, and minimize over spray. The soil infiltration rate shall be determined by the results of an agronomy soils analysis, conducted within each proposed landscape improvement area, and shall be improved using organic soil amendment at the recommendation of the soil agronomist. An irrigation programming schedule shall be required for each independent system. The programming schedule shall include a four - season breakdown of water application for both plant establishment and mature landscape phases; and include run time and frequency for each station. The programming schedule shall provide a complete watering cycle that avoids run -off and over spray. Efficient irrigation equipment shall be used in all applications. These design measures include programmable irrigation controllers and water -need sensing equipment, low precipitation and low volume sprinkler heads and pressure compensating emitter devices. Irrigation systems shall be separated (e.g. drip separate from bubbler systems) and additional control valves installed to account for site - specific characteristics (i.e. sun/shade, level /sloping, shrubs /lawn). Maximum sprinkler spacing in all planting areas shall be 50% of the diameter of the nozzle throw. Spacing of sprinklers shall take into account the prevailing winds at the site. All turf areas shall utilize pop -up rotary heads with a riser height of six inches. Irrigation for sloped planting areas shall be designed to provide systems running perpendicular to slope condition. Where spray heads are used, full triangular coverage shall be provided to slope planting areas. Low precipitation watering equipment shall be used on slopes exceeding 25 %. Reclaimed Water Irrigation Systems The primary source of irrigation water for all public and common areas shall be from the reclaimed water source as provided by the Santa Rosa Subregional System. All equipment and 36 delivery systems designed must be designed and clearly marked for reclaimed water use. Single family front yard systems tied to master neighborhood irrigation systems shall be reclaimed water systems, and so marked in the field. Each system shall be designed for 70% delivery efficiency, based on spacing and layout of equipment, plant material type and supply pressure. 4.9 Technical Specifications All irrigation equipment specified shall be from known manufacturers with documented efficiency and performance standards and shall be designed and installed in accordance with all local and state laws, rules and regulations governing or relating to irrigation systems. Installation All irrigation systems shall be installed, tested and approved prior to planting. Testing shall include maximum pressure, system isolation, water delivery, coverage and all irrigation systems shall be designed and installed with phasing and permanent conditions considered. Water Application Devices All irrigation spray and rotor heads shall be pop -ups with the lowest angle, lowest flow characteristics, and lowest precipitation rates available. All application devices, including drip emitters, shall be pressure compensating. Protection & Screening of Above -Grade Irrigation Equipment All irrigation equipment such as backflow preventers, booster pumps, valves, quick couplers, and controllers shall be housed in secure, vandal- resistant, locked cabinets or boxes and shall be screened from view by landscape, grading or screen fencing. Backflow Prevention Devices All backflow prevention devices shall meet or exceed local and state specifications for pressure and temperature ratings, materials and safety rating. Automatic Irrigation Controllers & Valves All irrigation systems shall be linked separately to the controllers with approved remote control valves. Each irrigation system shall be broken into geographic sub - systems, isolated from the supply by clearly marked manual shut -off valves. Private, Single- Family Home Irrigation Systems Residential irrigation systems shall have a connection and approved backflow prevention device provided by the developer and shall conform to the standards set forth in Irrigation- Section 5, above. Reclaimed Water Systems All equipment in reclaimed water systems, or those anticipated to use reclaimed water, including piping, valves, and heads, shall be clearly marked with tags and by color as non - potable. Temporary Drip Systems Above -grade piping for temporary irrigation systems may be used in non - public use areas such as conservation areas. Piping and emitter devices shall be concealed from view with soil, mulch, 37 or plant materials. All temporary drip systems shall be broken into geographic sub - systems, isolated from the supply by clearly marked manual shut -off valves, allowing for phased abandonment. Sloped Planting Areas Anti -drain check valves shall be used on all heads and systems to prevent low -head line drainage and soil erosion. Tree Irrigation Systems All trees in public and common areas shall be irrigated by pop -up type bubblers. All trees in open space and mitigation areas shall be irrigated by below grade drip- emitter `collars' with multiple emitters. UNIVERSITY DISTRICT PLANT MATERIAL MATRIX BOTANICAL NAME COMMON NAME WATER -arge Trees (50'4 00 Acer rubrum Hybrid Madrone Red Maple Moderate Cedrus deodara Moderate Deodar Cedar Low Liriodendron tulipifera Fraxinus a. `Autumn Purple' Tulip tree Moderate Platanus racemosa Ginkgo tree California Sycamore Moderate Quercus agrifolia Moderate Oak Very Low Quercus lobata Melaleuca quinquenervia Valley Oak Low Quercus rubra Fruitless Olive Scarlet Oak Moderate Sequoia `Aptos Blue' Coast Redwood High Ulmus parvifolia Chinese Evergreen Elm Moderate Umbellularia californica California Bay Moderate Zelkova serrulata Sawleaf Zelkova Moderate Medium Trees (3W-50 Arbutus `Marina' Hybrid Madrone Low Carpinus betulus `fastigiata' Columnar Hornbeam Moderate Celtis sinensis Chinese Hackberry Low Fraxinus a. `Autumn Purple' Purple Ash Moderate Ginkgo biloba Ginkgo tree Moderate Magnolia spp. Magnolia Moderate Malus floribunda Crabapple Moderate Melaleuca quinquenervia Cajeput Tree Very Low Olea europaea `Swan Hill' Fruitless Olive Very Low - UNIVERSITY DISTRICT; PLANT MATERIAL MATRIX BOTANICAL NAME COMMON NAME WATER Platanus acerifolia `Columbia' Columbia Plane Tree Moderate Pistachia chinensis Chinese Pistache Low Prunus serrulata `Washington' Columnar Cherry Moderate Pyrus calleryana `Capital' Columnar Flowering Moderate Pyrus calleryana `Chanticleer' Chanticleer Flowering Moderate Sophora japonica Scholar's Tree Low Small Trees (15' -30 i Acer palmatum Japanese Maple Moderate Cercis occidentalis Western Redbud Very Low Citrus spp. Orange /Lemon Moderate Cornus spp. Dogwood Moderate Crataegus laeugata Columnar Hawthorn Moderate Eriobotrya deflexa Bronze Loquat Moderate Lagerstroemia spp. Crape Myrtle Low Maytenus boaria Mayren Tree Moderate Pittosporum undulatum Victorian Box Moderate Prunus cerasifera Purple -leaf Plum Low Large Shrubs (8' -15 Arctostaphylos spp. Manzanita Very Low Buddleia spp. Butterfly Bush Low Ceanothus spp Wild Lilac Very Low Dodonaea viscosa `Purpurea' Purple Hopseed Bush Low Feijoa sellowiana Pineapple Guava Low Heteromeles arbutifolia Toyon Very Low Leptospermum scoparium New Zealand Tea Tree Moderate Myrica californica Pacific Wax Myrtle Low Photinia fraserii Photinia Moderate Podocarpus spp. Fern Pine Moderate Prunus caroliniana Carolina Cherry Low Rhamnus californica Buckbrush Low Medium Shrubs (3' -8) W UNIVERSITY DISTRICT; PLANT MATERIAL MATRIX BOTANICAL NAME COMMON NAME Abelia x grandiflora Dwarf Abelia Arctostaphylos spp. Manzanita Camellia sasanqua Carpenteria californica Choisya ternata Cistus hybrids Coleonema spp Escallonia `Fradesii' Euonymus spp. Galvezia speciosa Lavandula dentata Lavandula i. `Provence' Leonotus leonurus Loropetalum `Razzleberry' Myrtus communis `Compacta' Nandina domestica Oenothera berlanderi Osmanthus fragrans Penstemon spp. Phlomis fruticosa Phormium spp. Photinia fraser `Indian Princess' Pittosporum spp Punica granatum `Nana' Rhaphiolepis spp. Ribes sanguineum Romneya coulteri Rosa `Meidiland Hybrids' Rosa californica Rosmarinus spp Salvia spp Teucrium fruticans Viburnum tinus `Spring Bouquet' Westringia fruticosa Xylosma c. `Compacta' 40 Sun Camellia California Anemone Mexican Mock Orange Rockroses Breath of Heaven Escallonia Waxy Euonymus Chaparral Pea French Lavender Provence Lavender Lion's Tail Fringe Flower Dwarf Myrtle Heavenly Bamboo Mexican Primrose Fragrant Osmanthus Garden Penstemon Jerusalem Sage New Zealand Flax Dwarf Photinia Pittosporum Dwarf Pomegranate Indian Hawthorn Current Coulter's Poppy Landscape roses Wild Rose Rosemary Ornamental Sage Bush Germander Spring Bou Australian Rosemary Xylosma WATER Moderate Very Low Moderate Low Moderate Low Moderate Moderate Moderate Low Low Low Low ----- - - - - -- Low Low Low Low Moderate Moderate Low Low Moderate Low Low Low Low Very Low Moderate Low Low Moderate Low Moderate Low Low UNIVERSITY DISTRICT; PLANT MATERIAL MATRIX BOTANICAL NAME COMMON NAME WATER Small Shrubs /Perennials (P -3 i Anigozanthus spp. Kangaroo Paw Low Artemisia spp. Coast Sage Very Low Baccharis pilularis Prostrate Coyote Bush Low Bergenia crassifolia Winter Bergenia Moderate Buxus m. japonica `Green Beauty' Japanese Boxwood Moderate Coleonema pulchellum Breath of Heaven Moderate Correa spp. Australian Fuchsia Low Dietes spp. Fortnight Lily Low Epilobium canum California Fuchsia Low Erigeron karvinskianus Santa Barbara Daisy Low Escallonia `Compakta' Dwarf Escallonia Moderate Festuca glauca Blue Fescue Low Gaura lindamerii Arizona Rocket Moderate Geranium spp. Hardy Geraniums Moderate Helichrysum `Limelight' Licorice Plant Moderate Hemerocallis spp. Daylilies Moderate Heuchera spp Alum Root Moderate Iris hybrids Bearded Iris Low Kniphopia uvaria Red -hot Poker Moderate Nepeta faassenii Cat Mint Low Santolina spp Santolina Low Sedum `Autumn Joy' Red Rockcress Low Sollya heterophylla Australian Bluebell Low Stachys byzantina Lamb's Ear Low Teucrium chamaedrys Blue Germander Low Trachelospermum jasminoides Star Jasmine Moderate Tulbaghia violacea Society Garlic Moderate Grasses Calamagrostis `Karl Foerster' Reed Grass Low Festuca mairei Atlas Fescue Low Helictotrichon sempervirens Blue Oat Grass Low Leymus condensatus `Canyon Prince' Blue Wild Rye Very Low 41 UNIVERSITY DISTRICT; PLANT MATERIAL MATRIX BOTANICAL NAME COMMON NAME Miscanthus s. `Morning Light' Maiden Grass Miscanthus s. `Zebrinus' Zebra Grass Molinia `Moor's Flame' Muhlenbergia rigens Groundcovers Achillea spp. Arctostaphylos spp. Armeria maritima Cotoneaster dammeri `Lowfast' Fragaria chiloensis Gazania hybrids Helianthemum nummularium Juniperus spp Lamium spp. Lantana spp. Myoporum parvifolium Rosmarinus o. `Prostratus' Salvia sonomensis Scaevola `Mauve Clusters' Vines Clematis armandii Gelsemium sempervirens Hardenbergia spp Jasminum polyanthemum Parthenocissus tricuspidata Rosa spp Solarium jasminoides Wisteria sinensis 42 Moor Grass Deer Grass Creeping Yarrow Prostrate Manzanita Sea Thrift Prostrate Cotoneaster Creeping Strawberry Cape Daisy Sun Rose Prostrate Juniper Spotted Wood Mint Lantana Prostrate Myoporum Creeping Rosemary Creeping Sage Purple Scaevola Evergreen Clematis Carolina Jessamine Lavender Trumpet Vine Pink Jasmine Boston Ivy Climbing Roses White Potato Vine Chinese Wisteria WATER High .___...._ High Moderate Low Low Very Low Moderate Moderate Moderate Moderate Low Low Moderate Low Low Low Low Low Moderate Low Moderate Moderate Moderate Moderate Moderate Moderate UNIVERSITY DISTRICT: PLANT MATERIAL MATRIX BOTANICAL NAME COMMON NAME I WATER N * Vater Use category refers to typical supplemental water need for each species, based on designations in: mater Use Classifications of Landscape Species (WIUCOLS) the University of California Cooperative Extension & Califon Department of mater Resources. 43